Agenda packet — American Canyon City Council, November 18, 2025 (part 1 of 5)

REGULAR CITY COUNCIL MEETING AGENDA
City Hall - Council Chambers
4381 Broadway St., Suite 201, American Canyon
November 18, 2025
6:30 PM

1. Conference with Legal Counsel - Exis/ng Li/ga/on. Authorized pursuant to Government Code Section 54956.9(d)(1):
a. City of American Canyon v. City of Vallejo, et al. (Sacramento Superior Court Case No. 34-2022-00327471).
b. City of Vallejo v. City of American Canyon et al . (Third District Court of Appeal Case No. C102070; formerly Sacramento County Superior Court Case No. 23WM000055). c. City of Vallejo v. City of American Canyon et al . (Sacramento County Superior Court Case No. 24WM000078).
d. City of Vallejo v. City of American Canyon et al. (Marin County Superior Court Case No. CV0003752).
e. American Canyon 1, LLC and Napa Valley Ruins & Gardens, LLC v. City of American Canyon et al. (Napa County Superior Court Case No. 25CV002277)

2. Conference with Legal Counsel – An/cipated Li/ga/on. Authorized pursuant to Government Code Section 54956.9 (d)(2). Two (2) Matters.

Mayor: Pierre Washington
Vice Mayor: Mark Joseph
Councilmembers: Brando Cruz, Melissa Lamattina, David Oro 4:30 P.M. – CLOSED SESSION
The mayor will call the meeting to order and conduct roll call. Council will immediately convene into Closed Session after hearing any public comment on Closed Session items. At 6:30 p.m. the Council will reconvene into Open Session and then resume Closed Session at the end of the meeting to address outstanding items, if necessary.

CALL TO ORDER - CLOSED SESSION

ROLL CALL - CLOSED SESSION

PUBLIC COMMENTS - CLOSED SESSION ITEMS
This time is reserved for members of the public to address the City Council on Closed Session Items only. Comments must be made in person and are limited to 3 minutes. Comments for items on the Open Session agenda will be taken when the item is called in Open Session. Comments for Items not on the Closed Session or Open Session agenda will be heard during the Open Session Public Comment period.

MEETING RECESS - COUNCIL TO CONVENE IN CLOSED SESSION
4:30 P.M. CLOSED SESSION ITEMS
6:30 P.M. OPEN SESSION - REGULAR MEETING

CALL TO ORDER - OPEN SESSION
CITY COUNCIL MEETING AGENDA NOVEMBER 18, 2025
1 3. Polco Best in Governance Award

4. Minutes of November 4, 2025
Recommendation: Approve the minutes of the Regular City Council mee3ng held on November 4, 2025.

5. Closed Session Report - October 21, 2025
Recommendation: Approve the Closed Session Report form the Regular City Council Meeting of October 21, 2025

6. Closed Session Report - November 4, 2025
Recommendation: Approve the Closed Session Report form the Regular City Council Meeting of November 4, 2025.

7. Northampton and Silver Oak Park Restroom Projects (PR23-0400 and PR23-0500) Recommendation: Adopt a resolu3on 1) Awarding a construc3on contract to Benchmark Civil Construc3on in the amount of $257,032; and 2) Authorizing the Public Works Director to execute contract change orders up to the approved project budgets, in conjunc3on with the Northampton and Silver Oak Park Restroom Projects (PR23-0400 and PR23-0500).

8. American Canyon Building and Construction Codes Update Recommendation: Waive first reading, read by 3tle only, and adopt an Ordinance amending American Canyon Municipal Code Title 16 to repeal and replace the 2022 California Building Standards Code with the 2025 edi3on with local amendments; and repeal and replace the 2021 Interna3onal Property Maintenance Code with the 2024 edi3on and related model codes with appendices and amendments as iden3fied through express findings of local

PLEDGE OF ALLEGIANCE

ROLL CALL - OPEN SESSION

REPORT ON CLOSED SESSION/CONFIRMATION OF REPORTABLE ACTION

PROCLAMATIONS AND PRESENTATIONS

PUBLIC COMMENTS - ITEMS NOT ON CLOSED SESSION OR OPEN SESSION AGENDA This time is reserved for members of the public to address the City Council on items that are not on the Closed Session or Open Session agenda and are within the subject matter jurisdiction of the City Council. Comments are limited to 3 minutes. Comments for items on the Open Session agenda will be taken when the item is called in Open Session. The City Council is prohibited by law from taking any action on matters discussed that are not on the agenda, and no adverse conclusions should be drawn if the City Council does not respond to public comment at this time.

AGENDA CHANGES
The Mayor and Council may change the order of the Agenda or request discussion of a Consent Item. A member of the Public may request discussion of a Consent Item by making that request during Public Comment.

CONSENT CALENDAR

PUBLIC HEARINGS
CITY COUNCIL MEETING AGENDA NOVEMBER 18, 2025
2 necessity.

9. Veterans Park Playground Replacement Project Contract Award Recommendation: Adopt a Resolu3on taking the following ac3on 1) realloca3ng funds by reducing the Northampton Park Shade Structure Project (PR23-0400) budget by $110,000 and increasing the Veterans Park Playground Replacement Project (PR25-0400) budget from $515,000 to $625,000 in the Parks Impact Fees Fund (Fund 310); 2) awarding a contract to Miracle Play Systems, Inc. in the amount of $499,974 for the Veterans Park Playground Replacement Project (PR25-0400) under Sourcewell Contract No. 010521-LTS; and 3) authorizing the Public Works Director to execute contract change orders up to the approved project budget.

10. Ratifying 2040 General Plan (Nov. 2025)
Recommendation: Adopt a Resolu3on ra3fying the 2040 General Plan (dated November 2025).

11. Draft Artificial Intelligence (AI) and Data Policy
Recommendation: Review and provide feedback on the draft Ar3ficial Intelligence (AI) and Data Policy.

12. City Council Committee Report - Mayor Pierre Washington

13. City Council Committee Report - Vice Mayor Mark Joseph

14. Future Agenda Items of Note

BUSINESS

MANAGEMENT AND STAFF ORAL REPORTS

MAYOR/COUNCIL COMMENTS AND COMMITTEE REPORTS
The Mayor and Council may comment on matters of public concern and announce matters of public interest; no collective council action will be taken.

FUTURE AGENDA ITEMS

ADJOURNMENT

CERTIFICATION
I, Taresa Geilfuss, City Clerk for the City of American Canyon, do hereby declare that the foregoing agenda of the City Council was posted in compliance with the Brown Act prior to the meeting date. ______________________________________
Taresa Geilfuss, CMC, City Clerk

PUBLIC PARTICIPATION
This meeting is a limited public forum. American Canyon promotes respectful and responsible behavior among its CITY COUNCIL MEETING AGENDA NOVEMBER 18, 2025
3 meeting participants, whether they are present in person or remotely. Using offensive language or remarks that promote, foster, or perpetuate discrimination based on race, creed, color, age, religion, gender marital status, status regarding public assistance, national origin, physical or mental disability or sexual orientation/gender identification, as well as any other category protected by federal, state or local laws will not be tolerated. In the case of an occurrence, the speaker will be immediately disconnected from the microphone.

City Council and other public meetings will be conducted in person. This meeting is also available via Zoom, is broadcast live to residents on Napa Valley TV, on our website and on YouTube.

Zoom Link: Click here. Webinar ID: 847 1017 1711; Passcode: 123456. Phone in to Zoom: 408-638-0968 Oral comments, during the meeting: Oral comments can be made in person during Open and Closed Session or through Zoom in Open Session only. On Zoom use the "raise your hand" tool during any public comment period. To avoid confusion, hands raised outside of Public Comment periods will be lowered.

Written comments: Submit written comments by the eComments link, located on the Meetings & Agendas page of our website. eComments are available to council members in real time. To allow for Council review of comments, eComments will close at 3:00 pm on the day of the meeting.

The above identified measures exceed all legal requirements for participation in public comment, including those imposed by the Ralph M. Brown Act. For more information, please call the Office of the City Clerk at (707) 647-4369 or email [email protected].

AGENDA MATERIALS: City Council agenda materials are published 72 hours prior to the meeting and are available to the public via the City’s website at www.americancanyon.gov.

AMERICANS WITH DISABILITIES ACT: The City Council will provide materials in appropriate alternative formats to comply with the Americans with Disabilities Act. Please send a written request to City Clerk at 4381 Broadway, Suite 201, American Canyon, CA 94503 or by email to [email protected]. Include your name, address, phone number and brief description of the requested materials, as well as your preferred alternative format or auxiliary aid, at least three calendar days before the meeting.

CITY COUNCIL MEETING AGENDA NOVEMBER 18, 2025
4 CITY OF AMERICAN CANYON

REGULAR CITY COUNCIL MEETING

ACTION MINUTES
November 4, 2025

AMENDED AGENDA
4:30 P.M. – CLOSED SESSION

CALL TO ORDER - CLOSED SESSION
The meeting was called to order at 4:30 p.m.

ROLL CALL - CLOSED SESSION

Present: Councilmember Brando Cruz, Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington

Absent: None
Excused: None

PUBLIC COMMENTS - CLOSED SESSION ITEMS
There were no public comments on closed session items.

MEETING RECESS - COUNCIL TO CONVENE IN CLOSED SESSION
4:30 P.M. CLOSED SESSION ITEMS

1. Matters Relating to Public Employment: Public Employee Performance Evaluations (pursuant to Gov. Code section 54957) Positions: Jason Holley, City Manager

2. Conference with Legal Counsel - Existing Litigation. Authorized pursuant to Government Code Section 54956.9(d)(1):
a) City of American Canyon v. City of Vallejo, et al. (Sacramento Superior Court Case No. 34- 2022-00327471).
b) City of Vallejo v. City of American Canyon et al. (Third District Court of Appeal Case No.

C102070; formerly Sacramento County Superior Court Case No. 23WM000055). c) City of Vallejo v. City of American Canyon et al. (Sacramento County Superior Court Case No. 24WM000078).
d) City of Vallejo v. City of American Canyon et al. (Marin County Superior Court Case No.

CV0003752).
5 e) American Canyon 1, LLC and Napa Valley Ruins & Gardens, LLC v. City of American Canyon et al. (Napa County Superior Court Case No. 25CV002277)

3. Conference with Legal Counsel – Anticipated Litigation. Authorized pursuant to Government Code Section 54956.9 (d)(2). One (2) Matters.
6:30 P.M. OPEN SESSION - REGULAR MEETING

CALL TO ORDER - OPEN SESSION
The City Council meeting was called to order at 6:37 p.m.

PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.

ROLL CALL - OPEN SESSION

Present: Councilmember Brando Cruz, Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington

Absent: None
Excused: None

REPORT ON CLOSED SESSION/CONFIRMATION OF REPORTABLE ACTION A report on Closed Session and confirmation of reportable action was given by City Attorney Teresa Highsmith.

PROCLAMATIONS AND PRESENTATIONS

4. Update from Napa County Supervisor Belia Ramos
Council received an update from Napa County Supervisor Belia Ramos.

5. Proclamation: Veterans Day
Mayor Washington announced the Veteran's Day proclamation. It was received by veteran Beth Marcus.

PUBLIC COMMENTS - ITEMS NOT ON CLOSED SESSION OR OPEN SESSION AGENDA Mayor Washington opened public comments. Written comments: none. Oral comments: Nancy Nabrynski was called to speak; Susan Watkins was called to speak. The public comment period was closed.

AGENDA CHANGES
There were no changes to the agenda.
6 CONSENT CALENDAR
Action: Motion to adopt CONSENT CALENDAR made by Vice Mayor Mark Joseph, seconded by Councilmember Melissa Lamattina, and CARRIED by roll call vote.

Ayes: Councilmember Brando Cruz, Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington Nays: None
Abstain: None

Absent: None

6. Minutes of October 21, 2025
Action: Approved the minutes of the City Council meeting held on October 21, 2025.

7. 2024 Annual Napa Airport Corporate Center Development Agreement Review Action: Adopted Resolution 2025-88 finding that G3 Kelly Devlin LLC demonstrated "Good Faith Efforts" to comply with the Napa Airport Corporate Center Development Agreement obligations during Calendar Year 2024 (PL25-0012).

8. Marcus Road Extension
Action: Adopted Resolution 2025-89 approving Partial Acceptance of the Public Improvements Associated with the Watson Ranch Master Backbone Infrastructure Marcus Road Extension Project (DV24-0011)

9. Quarterly Investment Report for City and Fire District for Fiscal Year 2025-26 Quarter 1 Action: Received and filed the City and Fire District's Treasurer's Report for the quarter ended September 30, 2025.

PUBLIC HEARINGS
There were no Public Hearing items.

BUSINESS

10. Energy Independence and Affordability Act Letter of Support Council received an Energy Independence and Affordability Act Letter of Support request from Anna Chouteau, Field Representative from Congressman Mike Thompson's Office. Mayor Washington opened public comments. Written comments: none. Oral comments:

Action: Motion to adopt Adopted Minute Order 2025-22 authorizing the mayor to sign a Letter of Support for the Federal Energy Independence and Affordability Act. made by Vice Mayor Mark Joseph, seconded by Councilmember Melissa Lamattina, and CARRIED by roll call vote.
7 Ayes: Councilmember Brando Cruz, Councilmember Melissa Lamattina, Councilmember David Oro, Vice Mayor Mark Joseph, Mayor Pierre Washington Nays: None
Abstain: None

Absent: None

MANAGEMENT AND STAFF ORAL REPORTS
None

MAYOR/COUNCIL COMMENTS AND COMMITTEE REPORTS

11. City Council Committee Report - Councilmember David Oro The mayor and council members provided oral reports and announced items of community interest.

FUTURE AGENDA ITEMS

12. Future Agenda Items of Note

ADJOURNMENT
The meeting was adjourned at 7:15 p.m.

Council returned to closed session. Closed session adjourned at 8:15 p.m.

ATTORNEY-CLIENT PRIVILEGE

VIA ELECTRONIC MAIL
The Honorable Pierre Washington, Mayor
Members of the City Council
City of American Canyon
4381 Broadway, Suite 201
American Canyon, CA 94503
Re: Report Upon Return from Closed Session, Special City Council Closed Session Meeting of the American Canyon City Council of October 21, 2025
This communication sets forth reportable action, if any, of the City Council (“Council”) of the City of American Canyon (“City”), consistent with provisions of the Ralph M. Brown Open Meeting Act (Government Code Section 54950, et seq.) resulting from the Closed Session of the City Council Closed Session Meeting of October 21, 2025, consistent with Government Code Section 54957.1, regarding the following matters:

1. Conference with Legal Counsel – Anticipated Litigation (Government Code Section 54956.9(d)(2).

Number of Potential Cases: 1

2. Matters Relating to Public Employment—Public Employee Performance Evaluation (Government Code Section 54957
Position: City Manager
Mayor Washington, Vice Mayor Joseph, Council Members Cruz, Lamattina and Oro convened in Open Session at 4:31 p.m. No public comments were offered. The closed session was recessed at 6:35 pm, in order to convene and attend the regularly scheduled open session City Council meeting. After the regularly scheduled open session City Council meeting was adjourned, the Council reconvened in closed session at 10 pm to continue its closed session discussions. 9 ATTORNEY-CLIENT PRIVILEGE
The Honorable Pierre Washington, Mayor
City of American Canyon
November 12, 2025

Page 2 ends

406628.1
With respect to Closed Session Agenda matters 1 and 2 in each case direction was provided to staff and legal counsel, but there was no reportable action under the common law attorney-client privilege and that provided by Government Code Section 54956.9(d)(2).

The Closed Session concluded at 11:00 p.m.

This communication should be reviewed under the Consent portion of the Agenda of your next Regular or Special City Council Meeting.

Sincerely,
Teresa L. Highsmith
TLH:mom
cc: Jason B. Holley, City Manager
Juan Gomez, Assistant City Manager
Teresa Geilfuss, City Clerk
10 406628.1
TERESA L. HIGHSMITH | 213-542-5703 | [email protected] 790 E. COLORADO BOULEVARD, SUITE 850, PASADENA, CALIFORNIA 91101-2109 | (213) 542-5700 GRASS VALLEY | ORANGE COUNTY | PASADENA | SACRAMENTO | SAN DIEGO | SONOMA Our File No. 31004.0001
November 12, 2025

ATTORNEY-CLIENT PRIVILEGE

VIA ELECTRONIC MAIL
The Honorable Pierre Washington, Mayor
Members of the City Council
City of American Canyon
4381 Broadway, Suite 201
American Canyon, CA 94503
Re: Report Upon Return from Closed Session, Special City Council Closed Session Meeting of the American Canyon City Council of November 4, 2025
This communication sets forth reportable action, if any, of the City Council (“Council”) of the City of American Canyon (“City”), consistent with provisions of the Ralph M. Brown Open Meeting Act (Government Code Section 54950, et seq.) resulting from the Closed Session of the City Council Closed Session Meeting of November 4, 2025, consistent with Government Code Section 54957.1, regarding the following matters:

1. Matters Relating to Public Employment—Public Employee Performance Evaluation (Government Code Section 54957
Position: City Manager

2. Conference with Legal Counsel – Existing Litigation. (Government Code Section 54956.9(d)(1):
a. City of American Canyon v. City of Vallejo, et al. (Sacramento Superior Court Case No. 34-2022-00327471).
b. City of Vallejo v. City of American Canyon et al . (Third District Court of Appeal Case No. C102070; formerly Sacramento County Superior Court Case No. 23WM000055). c. City of Vallejo v. City of American Canyon et al . (Sacramento County Superior Court Case No. 24WM000078).
d. City of Vallejo v. City of American Canyon et al. (Marin County Superior Court Case No. CV0003752).
e. American Canyon 1, LLC and Napa Valley Ruins & Gardens, LLC v. City of American Canyon et al. (Napa County Superior Court Case No. 25CV002277) 11 ATTORNEY-CLIENT PRIVILEGE
The Honorable Pierre Washington, Mayor
City of American Canyon
November 12, 2025

Page 2 ends

406628.1

3. Conference with Legal Counsel – Anticipated Litigation (Government Code Section 54956.9(d)(2).

Number of Potential Cases: 2
Mayor Washington, Vice Mayor Joseph, Council Members Cruz, Lamattina and Oro convened in Open Session at 4:30 p.m. No public comments were offered. The closed session was recessed at 6:40 pm, in order to convene and attend the regularly scheduled open session City Council meeting. After the regularly scheduled open session City Council meeting was adjourned, the Council reconvened in closed session at 7:17 pm to continue its closed session discussions.

With respect to Closed Session Agenda matters 1, 2 and 3 in each matter direction was provided to staff and legal counsel, but there was no reportable action under the common law attorney-client privilege and that provided by Government Code Section 54956.9(d)(2).

The Closed Session concluded at 8:07:00 p.m.

This communication should be reviewed under the Consent portion of the Agenda of your next Regular or Special City Council Meeting.

Sincerely,
Teresa L. Highsmith
TLH:mom
cc: Jason B. Holley, City Manager
Juan Gomez, Assistant City Manager
Teresa Geilfuss, City Clerk
12 CITY COUNCIL AGENDA
NOVEMBER 18, 2025

STAFF REPORT

CONSENT
ITEM NUMBER: 7.

TITLE
Northampton and Silver Oak Park Restroom Projects (PR23-0400 and PR23-0500)

RECOMMENDATION
Adopt a resolu2on 1) Awarding a construc2on contract to Benchmark Civil Construc2on in the amount of $257,032; and 2) Authorizing the Public Works Director to execute contract change orders up to the approved project budgets, in conjunc2on with the Northampton and Silver Oak Park Restroom Projects (PR23-0400 and PR23-0500).

CONTACT
Erica Ahmann Smithies, P.E., Public Works Director
Ron Ranada, P.E., Senior Civil Engineer
David Miller, Capital Projects Coordinator

BACKGROUND & ANALYSIS
The City’s Parks Master Plan and community feedback iden2fied the need for permanent restroom facili2es at Northampton Park and Silver Oak Park to replace the use of temporary portable units.

The addi2on of prefabricated modular restrooms will enhance park accessibility, user convenience, and overall aesthetics while supporting long-term maintenance efficiency.

Each project consists of installing a city-purchased CXT Denali prefabricated restroom along with associated site improvements, including new sanitary sewer laterals, manholes, and domes2c water connec2ons; grading and installa2on of concrete pads with ADA-compliant flatwork; construc2on of underground u2lity stubs and connec2ons to exis2ng infrastructure; and minor landscape restoration following construction.

The Engineer’s Es2mate for the combined projects was $365,050. The city adver2sed the projects for public bid on October 14, 2025, and bids were opened on October 30, 2025.

Bidder Total Bid Amount
Benchmark Civil
Construction
$257,032.00
13 Broderick General
Engineering
$294,874.30
Platinum General
Engineering LLC
$320,914.14
Kingdom Pipelines, Inc. $330,610.00
Argonaut Constructors $359,835.00
Globe Engineering
Development
$372,670.00
Kerex Engineering $384,000.00
CWS Construction Group Inc $385,062.50
Cestarollo Construction LLC $426,400.00
Staff has reviewed the bid from Benchmark Civil Construction and determined it to be both responsive and responsible. The bidder holds a valid Class A Contractor’s License, DIR registration, and all required certifications. The submitted bid represents reasonable and customary costs for the scope of work.

Staff therefore recommends that the City Council award the construc2on contract to Benchmark Civil Construc2on in the amount of $257,032.00 and authorize the Public Works Director to execute change orders within the approved project budgets.

COUNCIL PRIORITY PROGRAMS AND PROJECTS
Outdoors and Recrea2on: "Expand opportuni2es for use of outdoor recrea2on and an ac2ve and healthy lifestyle."

FISCAL IMPACT
Funding for these projects is available in the approved FY2025-26 Capital Improvement Program (CIP) budgets for:

PR23-0400 – Northampton Park Restroom Project, Fund 310 - Park Impact Fee - $525,900 PR23-0500 – Silver Oak Park Restroom Project, Fund 262 - LLAD Zone 2 - $665,000 Northampton Park Restroom (PR23-0400) - (Fund 310)
Description Amount
Restroom Purchase $150,327
RSA Design Services $13,875
Staff Time $12,000
Bid Price $131,777
Construction Services $13,177
Contingency $19,766
Total $340,923
Silver Oak Park Restroom (PR23-0500) - (Fund 262 LLAD Zone 2) 14 Description Amount
Restroom Purchase $150,327
RSA Design Services $22,123
Staff Time $66,500
Bid Price $125,255
Construction Services $12,526
Contingency $20,885
Total $397,616

ENVIRONMENTAL REVIEW
15303 - The Project is exempt from review under the California Environmental Quality Act ("CEQA") under the Class 3 exemp2on of construc2on or conversion of small structures of Sec2on 15303 of Title 14 of the California Code of Regula2ons and said exemp2on is not negated by any excep2on under Section 15300.2 of said Regulations.

COMMUNICATION
Level 2: Targeted Communication
This project will temporarily affect access, parking, and park use in specific neighborhoods. The City’s Communica2ons Team will assist in preparing targeted outreach materials and public informa2on consistent with this level of engagement. Public outreach will begin prior to the November 18, 2025, Council mee2ng at which the construc2on contract is scheduled for award.

Early communica2ons will introduce the project, iden2fy the upcoming Council considera2on, and direct residents to a dedicated project webpage. Following Council award, staff will implement a coordinated communications plan in partnership with the Communications Team that includes:

Project Webpage: A dedicated page under Capital Projects – Parks with project overview, schedule, map, and updates.

Social Media Posts: Announcement of Council award and construc2on start, periodic progress updates, and completion notice.

City Manager’s Update / Newsletter: Short project feature to maintain community awareness.

Site Signage: Informational posters at Northampton Park and Silver Oak Park identifying construction dates, safety fencing, and contact information.

Targeted Resident No2ces: Door hangers or mailers delivered to homes within approximately 500 feet of each park prior to mobilization.

Ongoing Updates: Bi-weekly progress notes and photos on the City website during ac2ve construction and a completion announcement upon reopening.

Construc2on is an2cipated to begin in early December 2025 and last approximately 60 days.

Messaging will emphasize temporary disrup2on, public safety, and the long-term community benefit of new ADA-accessible restrooms and upgraded u2li2es. Staff will coordinate with the Communica2ons Team throughout the project to ensure content is accurate, accessible, and aligned 15 with Citywide messaging standards.

A short Communica2ons Plan, following the City’s Level 2 template, will be prepared in coordina2on with the Communications Team prior to construction mobilization.

ATTACHMENTS:

1. Resolution - Northampton and Silver Oak Parks Projects

2. Northampton Park Restroom Site Plan

3. Silver Oak Park Restroom Site Plan

4. Northampton Park Restroom Rendering

5. Silver Oak Park Restroom Rendering
16 RESOLUTION NO. 2025-______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON

AWARDING A CONSTRUCTION CONTRACT TO BENCHMARK CIVIL CONSTRUCTION IN THE AMOUNT OF $257,032; AND AUTHORIZING THE PUBLIC WORKS DIRECTOR TO EXECUTE CONTRACT CHANGE

ORDERS UP TO THE APPROVED PROJECT BUDGETS, IN CONJUNCTION WITH THE NORTHAMPTON AND SILVER OAK PARK RESTROOM PROJECTS (PR23-0400 AND PR23-0500).

WHEREAS, the primary objective of the Northampton and Silver Oak Park Restroom Projects (PR23-0400 and PR23-0500; collectively “Projects”) is to provide permanent, prefabricated modular restroom facilities and associated site improvements to enhance accessibility and convenience for park users; and WHEREAS, the Projects will each include installation of new sanitary sewer laterals and manholes, domestic water service connections, grading and flatwork, restroom pads, and underground utility stubs in preparation for City-purchased CXT Denali prefabricated restrooms; and WHEREAS, the Engineer’s Estimate for the combined projects was $365,050; and WHEREAS, the City solicited competitive bids for the Projects on October 14, 2025, and on October 30, 2025, the following bids were received; and
Bidder Total Bid Amount
Benchmark Civil Construction $257,032.00
Broderick General Engineering $294,874.30
Platinum General Engineering LLC $320,914.14
Kingdom Pipelines, Inc. $330,610.00
Argonaut Constructors $359,835.00
Globe Engineering Development $372,670.00
Kerex Engineering $384,000.00
CWS Construction Group Inc $385,062.50
Cestarollo Construction LLC $426,400.00
WHEREAS, staff has reviewed the bid from Benchmark Civil Construction and found it to be both responsive and responsible; and
WHEREAS, staff has verified that the bid prices reflect reasonable and customary costs for the scope of work required; and
WHEREAS, sufficient funds are available in the approved FY2025-26 Capital Improvement Program budgets for the Northampton Park Restroom Project (PR23-0400) Parks Impact Fee Fund 310 and Silver Oak Park Restroom Project (PR23-0500) LLAD Zone 2 Fund 262 to fund this contract; and 17 2
WHEREAS, staff recommends that the City Council award the construction contract to Benchmark Civil Construction in the amount of $257,032 and authorize the Public Works Director to execute contract change orders within the limits of the approved project budgets.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of American Canyon hereby awards a construction contract to Benchmark Civil Construction in the amount of $257,032 for the Northampton and Silver Oak Park Restroom Projects (PR23-0400 / PR23-0500) and authorizes the Public Works Director to execute contract change orders in an aggregate amount not to exceed the approved project budget.

PASSED, APPROVED and ADOPTED at a regularly scheduled meeting of the City Council of the City of American Canyon held on the 18th day of November 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Pierre Washington, Mayor
ATTEST: APPROVE AS TO FORM:
____________________________ _____________________________ Taresa Geilfuss, CMC, City Clerk Teresa L. Highsmith, City Attorney 18 NORTHAMPTON DRIVE

SANITARY

PROPOSED CXT DENALI RESTROOM

NORTHAMPTON PARK
4381 BROADWAY STE 201, AMERICAN CANYON, CA 94503
DESCRIPTION PH (707) 647-4559 t WWW.CITYOFAMERICANCANYON.ORG MARK DATE BY APPR.

DRWN
DSGN

RESTROOM LOCATION

CITY OF AMERICAN CANYON
CHKD

NORTHAMPTON PARK
PR23-0400
01 SITE PLAN EXHIBIT
EXB-1
01 DM
DM
RR
LIMIT OF SURVEY 1" = 40' 19
32 33

PROPOSED RESTROOM LOCATION

SILVER OAK PARK

SILVER OAK DRIVE
4381 BROADWAY STE 201, AMERICAN CANYON, CA 94503
DESCRIPTION PH (707) 647-4559 t WWW.CITYOFAMERICANCANYON.ORG MARK DATE BY APPR.

DRWN
DSGN

RESTROOM LOCATION

CITY OF AMERICAN CANYON
CHKD

SILVER OAK PARK
PR23-0700
01 SITE PLAN EXHIBIT
EXB-1
01 DM
1" = 30'
DM
EAS
20 21
22 CITY COUNCIL AGENDA
NOVEMBER 18, 2025

STAFF REPORT

PUBLIC HEARING
ITEM NUMBER: 8.

TITLE
American Canyon Building and Construction Codes Update

RECOMMENDATION
Waive first reading, read by 0tle only, and adopt an Ordinance amending American Canyon Municipal Code Title 16 to repeal and replace the 2022 California Building Standards Code with the 2025 edi0on with local amendments; and repeal and replace the 2021 Interna0onal Property Maintenance Code with the 2024 edi0on and related model codes with appendices and amendments as identified through express findings of local necessity.

CONTACT
Brent Cooper, AICP, Community Development Director
Ron Beehler, SE, CBO, Contract Building Official

BACKGROUND & ANALYSIS
The California Building Standards Commission (CBSC) oversees the adop0on, publica0on, and implementa0on of the California Building Codes, which are contained in the California Code of Regula0ons, Title 24. Since 1989, the CBSC has published triennial edi0ons of these codes. The most recent Edi0on of the California Building Standards was adopted by the Commission in July 2025 and will become effective in every California jurisdiction on January 1, 2026.

The proposed Building Code Ordinance will update the City’s Municipal Code and incorporate local amendments for por0ons of the 2025 California Building Standards, thereby crea0ng local edi0ons.

Adop0on Process Summary Exhibit A to A?achment 1 lists each part of the Building Standards Code, the name of the corresponding Code, its status between 2019 and 2019, the recommended ac0on for the new code adop0on, and its proposed loca0on within Title 16 of the City’s Municipal Code. In addi0on to the 2025 California Building Codes, the most recent 2024 Interna0onal Property Maintenance Code (IPMC) is included in this update. The 1997 Uniform Code for the Abatement of Dangerous Buildings has not been updated and will remain unchanged.

The California Health and Safety Code allows local jurisdic0ons to modify the California Building Standards Code, and adopt alternative or more restrictive requirements under two conditions:

The local modifica0ons must be substan0ally equivalent to, or more stringent than, building 23 standards published in the California Building Standards Code; and The local jurisdic0on is required to make specific findings that the changes are reasonably necessary because of local climatic, geological or topographic conditions.

Local modifica0ons in the new ordinance remain the same as the previous code cycle. The proposed Building and Construc0on Codes are included as A?achment 1, Exhibit A. Local amendments and administra0ve clarifica0ons are explained with a Jus0fica0on under neath each amendment. The findings to authorize local amendments are included in Attachment 1, Exhibit B.

COUNCIL PRIORITY PROGRAMS AND PROJECTS
Organizational Effectiveness: "Deliver exemplary government services."

FISCAL IMPACT
There is no fiscal impact related to this code adop0on. Costs associated with training and updated code materials were included in the FY 25/26 Budget.

ENVIRONMENTAL REVIEW
Adop0on of the proposed Ordinance is not a project that has the poten0al for causing a significant effect on the environment and therefore is not subject to review under the California Environmental Quality Act (CEQA). In addi0on, the proposed ordinance amendment is exempt under the defini0on of Project in Section 15378 (b) (3) in that it concerns general policy and procedure making.

COMMUNICATION
Level 0: No Further Public Communication Needed
ATTACHMENTS:

1. 2025 Building Code Ordinance
24 ORDINANCE NO. 2025-____
AN ORDINANCE AMENDING AMERICAN CANYON MUNICIPAL CODE TITLE 16 TO REPEAL AND REPLACE THE 2022 CALIFORNIA BUILDING STANDARDS CODE WITH THE 2025 EDITION WITH LOCAL AMENDMENTS; AND REPEAL AND REPLACE THE 2021 INTERNATIONAL PROPERTY MAINTENANCE CODE WITH THE 2024 EDITION AND RELATED MODEL CODES WITH APPENDICES

AND AMENDMENTS AS IDENTIFIED THROUGH EXPRESS FINDINGS OF LOCAL NECESSITY WHEREAS, in July 2025, the California Building Standards Commission ("Commission") adopted the California Codes as part of the California State Building Standards Code; and WHEREAS, California Health and Safety Code Section 17958.5 authorizes cities and counties to modify the California State Building Standards Code by adopting more restrictive standards if such entities determine that such standards are reasonably necessary because of local climatic, geological or topographical conditions; and
WHEREAS, the City of American Canyon has reviewed each of the referenced California and model Codes and it has been determined that certain local amendments are necessary to protect the health, safety, and welfare of its residents; and
WHEREAS, Government Code section 50022 et seq., empowers the City to adopt by reference various Codes including the CALIFORNIA BUILDING CODE, 2025 Edition; CALIFORNIA RESIDENTIAL CODE 2025 Edition; CALIFORNIA ELECTRICAL CODE, 2025 Edition; the CALIFORNIA MECHANICAL CODE, 2025 Edition; the CALIFORNIA PLUMBING CODE, 2025 Edition; the CALIFORNIA ENERGY CODE, 2025 Edition; the CALIFORNIA HISTORICAL CODE, 2025 Edition; the CALIFORNIA EXISTING BUILDING CODE, 2025 EDITION; the CALIFORNIA GREEN BUILDING CODE, 2025 EDITION; the CALIFORNIA ADMINISTRATIVE CODE, 2025 EDITION; the CALIFORNIA REFERENCED STANDARDS CODE, 2025 EDITION; and the INTERNATIONAL PROPERTY MAINTENANCE CODE, 2024 EDITION; INTERNATIONAL SWIMMING POOL AND SPA CODE, 2024 EDITION; CALIFORNIA WILDLAND-URBAN INTERFACE CODE, 2025 EDITION; and WHEREAS, pursuant to the Government Code, the City has adopted by reference various provisions of the above referenced California and model Codes, subject to particular additions, amendments and deletions as set forth in the Municipal Code; and
WHEREAS, on November 1, 2025 the City Council conducted a duly noticed public hearing considered all of the written and oral testimony presented at the public meeting in making its decision.

NOW, THEREFORE THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1: Repeal and Replace Chapters 16.01 through 16.18 of the City of American Canyon Municipal Code.
• CHAPTER 16.01 GENERAL PROVISIONS;
• CHAPTER 16.02 CALIFORNIA BUILDING CODE, 2025 EDITION; • CHAPTER 16.03 CALIFORNIA RESIDENTIAL CODE 2025 EDITION; • CHAPTER 16.04 CALIFORNIA ELECTRICAL CODE, 2025 EDITION; • CHAPTER 16.05 CALIFORNIA MECHANICAL CODE, 2025 EDITION; 25 • CHAPTER 16.06 CALIFORNIA PLUMBING CODE, 2025; EDITION; • CHAPTER 16.07 CALIFORNIA ENERGY CODE, 2025 EDITION;
• CHAPTER 16.08 CALIFORNIA HISTORICAL CODE, 2025 EDITION; • CHAPTER 16.09 CALIFORNIA EXISTING BUILDING CODE, 2025 EDITION; • CHAPTER 16.11 CALIFORNIA GREEN BUILDING STANDARDS CODE, 2025 EDITION; • CHAPTER 16.16 CALIFORNIA ADMINISTRATIVE CODE, 2025 EDITION; • CHAPTER 16.17 CALIFORNIA REFERENCE STANDARDS CODE; 2025 EDITION; • CHAPTER 16.18 INTERNATIONAL PROPERTY MAINTENANCE CODE, 2024 EDITION; • CHAPTER 16.19 INTERNATIONAL SWIMMING POOL AND SPA CODE, 2024 EDITION; and • CHAPTER 16.20 CALIFORNIA WILDLAND-URBAN INTERFACE CODE, 2025 EDITION.

AMENDING THOSE UNIFORM CODES AND CALIFORNIA BUILDING STANDARDS AS IDENTIFIED HEREIN THROUGH EXPRESSED FINDINGS OF LOCAL NECESSITY; and all other ordinances or parts of ordinances in conflict herewith are hereby repealed as set forth in Exhibit A, attached herein and incorporated by reference.

SECTION 2: Amend the following Chapters: 16.01 GENERAL PROVISIONS; and 16.15 STREAMLINED RESIDENTIAL ROOFTOP SOLAR ENERGY PERMIT.

SECTION 3: No Change to the following Chapters: 16.10 UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS BUILDINGS; 16.12 SAFETY ASSESSMENT PLACARDS; 16.13 REPAIR AND RECONSTRUCTION CODE; and 16.14 WATER EFFICIENT LANDSCAPING.

SECTION 4: The City Council of the City of American Canyon finds and declares that the additions, modifications, and changes made to these codes are necessary for protection of public health, safety, and welfare due to climatic, geological, or topographical conditions. These amendments are authorized under Health and Safety Code Sections 18941.5 and 17958 and are read as set forth in Exhibit B.

SECTION 5: The adoption of the proposed ordinance is not a project that has the potential for causing a significant effect on the environment and therefore is not subject to review under the California Environmental Quality Act (CEQA). In addition, the proposed ordinance amendment is exempt under the definition of Project in Section 15378 (b) (3) in that it concerns general policy and procedure making.

SECTION 6: The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall within fifteen days of its adoption cause a summary of it to be published in a newspaper and circulated in the City and thereupon and thereafter this Ordinance shall take effect and be in force according to law.

SECTION 7: This ordinance is enacted pursuant to and in compliance with Health and Safety Code Section 18941.5 and as expressly permitted in Government Code Section 50022.2. For all codes, the effective date of this Ordinance shall be January 1, 2026.

SECTION 8: The City Clerk is hereby directed to file a copy of this ordinance with the California Building Standards Commission of the State of California.

The foregoing Ordinance was introduced at a regular meeting of the City Council of the City of American Canyon, State of California, held on the 18
th day of November, 2025 by the following vote:
26 AYES:

NOES:

ABSTAIN:

ABSENT:

The foregoing Ordinance was adopted at a regular meeting of the City Council of the City of American Canyon, State of California, held on the _________ day of ____________, ______, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
_____________________________
Pierre Washington, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________________ ___________________________ Taresa Geilfuss, CMC, City Clerk Teresa Highsmith, City Attorney Exhibit A Local Building Codes
Exhibit B Required Findings and Determination
27 EXHIBIT A
Title 16 BUILDING AND CONSTRUCTION CODES
Chapters

16.01 General Provisions (NO CHANGES)

16.02 California Building Code (AMENDED CHAPTER)

16.03 California Residential Code (AMENDED CHAPTER)

16.04 California Electrical Code (AMENDED CHAPTER)

16.05 California Mechanical Code (AMENDED CHAPTER)

16.06 California Plumbing Code (AMENDED CHAPTER)

16.07 California Energy Code (AMENDED CHAPTER)

16.08 California Historical Building Code (AMENDED CHAPTER)

16.09 California Existing Building Code (NEW CHAPTER)

16.10 Uniform Code for the Abatement of Dangerous Buildings (NO CHANGES)

16.11 California Green Building Standards Code (NEW CHAPTER)

16.12 Safety Assessment Placards (NO CHANGES)

16.13 Repair and Reconstruction (AMENDED CHAPTER)

16.14 Water-Efficient Landscaping (AMENDED CHAPTER)

16.15 Streamlined Residential Rooftop Solar Energy Permit (AMENDED CHAPTER)

16.16 California Administrative Code (NO CHANGES)

16.17 California Reference Standards Code (NO CHANGES)

16.18 International Property Maintenance Code (NO CHANGES)

16.18 International Swimming Pool and Spa Code (NEW CHAPTER)

16.18 International Wildland Interface Code (NEW CHAPTER) **Note to Codifier: Chapters that remain unchanged are not included in this document. Only new and amended chapters are presented below.

Chapter 16.02 CALIFORNIA BUILDING CODE

16.02.010 Title.

This chapter shall be cited as the California Building Code of the city and any reference in the city municipal code or any chapter thereof to the California Building Code applies to this chapter.

16.02.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Building Code, 2025 Edition,” published and copyrighted by the International Code Council.

The documents identified in this section are adopted in their entirety excepting additions, revisions and omissions listed in Sections 16.02.030 through 16.02.260 of this chapter. A copy of the adopted California Building Code shall be kept on file in the office of the Building Official for use and examination by members of the public.

16.02.030 Appendices.

The Building Code as adopted by Section 16.02.020 is amended and adopted with the following appendices:

Appendix Chapter C, Group U – Agricultural Buildings
Appendix Chapter F, Rodent Proofing
28 Appendix Chapter G, Flood Resistant Construction
Appendix Chapter H, Signs
Appendix Chapter I, Patio Covers
Appendix Chapter J, Grading
Appendix Chapter Q, Emergency Housing
JUSTIFICATION: Appendix C and Q are a part of the Building Code and not a local amendment.

16.02.040 Findings and determination.

As permitted in Health and Safety Code Section 17958.7, the City of American Canyon finds and determines the local amendments to the 2025 California Building Code are either administrative in nature or reasonably necessary to protect the health, safety and general welfare of the public due to local climatic, geological or topographical conditions. Those findings are as follows:

Express Finding Number 1: Climatic. The city is located in a climatic zone with precipitation ranging from fifteen to twenty-six inches per year. Ninety-five percent of precipitation falls during the months of November through April, leaving a dry period of approximately six months each year. Relative humidity remains moderate most of the time. High temperatures in the summer average in the mid-eighty degrees Fahrenheit and in the winter in the mid-fifty degrees Fahrenheit. Prevailing winds in the area are common with gusts up to thirty-five miles per hour. These climatic conditions, along with our topography, necessitate a greater requirement for fire-sprinklers in residential construction, a minimum Class A roof covering and adequate spark arrestors.

Express Finding Number 2: Geological. The city is located in Seismic Design Category D, which is indicative of high seismic vulnerability. The West Napa fault is documented to be present in our city. The area includes various soil conditions and areas with significant movement potential. Buildings and other structures in Seismic Design Category D can experience major seismic damage. These geological conditions necessitate the prohibition of gypsum as a lateral-resisting building element, and the restriction of Portland cement plaster as a lateral-resisting building element to one story structures of R3 and U-1 occupancies.

Express Finding Number 3: Topographical. Areas of highly combustible dry grasses, weeds, brush and trees adjacent to structures are common throughout the city. Above ground electrical power transmission lines are suspended through trees and above large areas of dry vegetation. The arrangement of manmade features around many buildings greatly limits any approach to all but one side of a building. The area immediately adjacent to the eastern border of the city has been classified as high and very high fire severity zones under the Fire and Resource Assessment Program of the California Department of Forestry and Fire Protection. These topographical conditions, along with our climate, necessitate a greater requirement for fire-sprinklers in residential construction, a minimum Class A roof covering and adequate spark arrestors.

16.02.060 Amend Section 101.4.1 Gas.

Section 101.4.1 first sentence is amended to read as follows:
101.4.1 Gas. The provisions of the California Plumbing Code and California Mechanical Codes shall apply in the installation of gas piping from the point of delivery, gas appliances and related accessories as covered in this code.
29 The remainder of the paragraph is retained as published.

16.-02.070 Amend section 105.2 exception 1 Work exempt from permit Section 105.2 exception 1. is hereby deleted and amended to read as follows:

1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided that the floor area does not exceed 120 square feet. It is permissible that these structures still be regulated by Section 337 despite exemption from permit.

JUSTIFICATION: This code amendment clarifies permit exemptions and maintains permit application for occupied structures, per Health and Safety Code Section 17958.7.

16.02.080 Amend Section 105.5 Expiration
Section 105.5. is hereby deleted and amended to read as follows:

Before such work can recommence, a new permit shall be first obtained to do so, and the recommence fee shall be one half the amount required for a new permit (i.e. building, electrical, plumbing and mechanical fees only) for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided further that such suspension or abandonment has not exceeded one year. In order to renew a permit after expiration for over one year, the permittee shall pay new full permit fee. The maximum life of any permit is three (3) years.

Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time frame required by this section for good and satisfactory reasons. The Building Official may extend the time for action by the permittee for a period not exceeding one hundred eighty (180) days on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken.

JUSTIFICATION: Amending the Expiration provisions in the Building Code is an administrative function of the Building Official. The permit timeline from 180 days to 12 months was extended per AB2913.

16.02.090 Amend Section 107.1.2 Electric vehicle charging stations.

Section 107.1.2 of Chapter 1 of Division II of the California Building Code is hereby added to read:
107.1.2 Electric vehicle charging stations. Applications for electric vehicle charging stations may be processed utilizing the City of American Canyon Electric Vehicle Charging Station Expedited/Streamlined ordinance.

16.02.095 Amend Section 202 General definitions.
30 Section 202 of Chapter 2 of the California Building Code is hereby amended to add or modify the following definitions to read:

City of American Canyon Electric Vehicle Charging Station Expedited/Streamlined Permitting Process: A ministerial permitting process for electric vehicle charging station installations that utilizes an application checklist to expedite review of an electric vehicle charging station permit. For such installations, the process, including permit issuance, may be conducted entirely online utilizing digital forms or may be conducted at the City’s Building Permit Counter utilizing printed forms.

JUSTIFICATION: Amendments to the Electric Vehicle Charging Station clarify the applicable Building Code, and is not a local amendment.

16.02.100 Amend Section 109.2 Schedule of permit fees.

Section 109.2 is deleted and replaced as follows:
109.2 Permit fees. Each building, structure, structure, electrical, gas, mechanical, and plumbing system or alteration that requires a permit shall include a fee payment in accordance with a schedule established by City Council Resolution.

The Chief Building Official or his or her designee shall collect fees for permits and services specified in this title. Where the Chief Building Official Director or his designee finds that the fees prescribed in this title do not cover the cost of providing the service which is the subject of the fee, the Chief Building Official or his or her designee may charge a supplemental fee for the unpaid cost of the services provided.

JUSTIFICATION: The proposed changes capitalize position titles as per usual practice.

16.02.110 Amend Section 109.4 Work commencing before permit issuance.

Section 109.4 is deleted and replaced as follows:
109.4 Work commencing before permit issuance. Any person who commences any work on a building, structure, electrical, gas, mechanical or plumbing system before obtaining the necessary permits shall be subject to a fee establish by the building official that shall be in addition to the required permit fees. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued. The investigation fee shall not exceed five times the permit fee required by this code.

The minimum investigation fee set forth in the fee schedule adopted by this jurisdiction or a lesser fee than the fee resolution may be permitted on the merits of each individual case by the Building Official.

The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption.

16.02.120 Amend Section 901.2 Fire protection systems.

Chapter 9, Section 901.2 is hereby amended by repealing the first two sentences of Section 901.2 (thus, the provisions of Section 902.2.1 remain in effect) and replacing it with the following:
31 901.2 Construction documents. The Fire Chief shall have the authority to require construction documents and calculations for all fire protection systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection system. Construction documents for fire protection systems shall be submitted for review and approval prior to the issuance of a building permit.

JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption.

16.02.130 Amend Section 903.2 Where required.

Section 903.2 of Chapter 9 is deleted in its entirety based upon Express Findings 1 and 3 in Section 16.02.040, and replaced with the following section:
903.2: Item 1, Approved automatic sprinkler systems shall be installed throughout all existing commercial or multi-family residential building when the floor area of an addition (including mezzanines) exceeds 50% of the existing floor area of the building or when an additional story is added. 903.2: Item 2, Any change of occupancy when the proposed new occupancy classification is more hazardous based on a fire and life safety evaluation by the Fire Code Official and Building Code Official, including conversion of buildings to single-family residences, accessory dwelling units, bed and breakfast, inns, lodging houses or congregate residences for 10 or less persons or other similar uses an automatic fire sprinkler system shall be installed throughout.
903.2 Where required. Approved automatic fire sprinkler systems shall be provided in new and existing buildings in the locations described in this section.
903.2.1 New Construction.

Regardless of any exception listed above or in the remainder of this code or the California Building Code, all buildings shall be equipped throughout with an approved fully automatic fire sprinkler system.

Fire Sprinklers shall not be required if one or more of the following exceptions are met:

1. Must comply with the American Canyon General Building Standards for residential, multifamily residential, commercial and industrial occupancies.

2. When approved by the Fire Code Official spaces or areas in telecommunications buildings used exclusively for telecommunications equipment, associated electrical power distribution equipment, batteries and standby engines, provided those spaces or areas are equipped throughout with an automatic fire alarm system and are separated from the remainder of the building by fire barriers consisting of no less than 1-hour fire-resistance-rated wall and 2-hour fire-resistance-rate floor/ceiling assemblies.

3. Automatic fire sprinkler protection for fixed guideway transit systems shall be as per Section 903.2.17.

4. Detached Group U private garages and carports accessory to a Group R-3 occupancy and less than 1,000 square feet and with non-habitable space above. 32 5. Detached pool houses, workshops, barns and similar structures, built in conjunction with existing non-sprinkled single-family residences and provided the new structure is less than 1,000 square feet and is not intended for use as a dwelling unit.

6. Detached non-combustible canopies less than 3,000 square feet in roof area used exclusively for vehicle washing facilities or vehicle fuel dispensing stations.

7. Group B or M occupancies less than 600 square feet.

8. Detached, unenclosed gazebos, solar trellises or shade structures less than 1,000 square feet.

9. Detached restroom facilities associated with golf courses, parks and similar uses. 903.2.2 Additions. An automatic sprinkler system shall be installed throughout any existing commercial or multi-family residential building when the floor area of an addition (including mezzanines) within any three-year period exceeds 50% of the existing floor area of the building or when an additional story is added.

903.2.3 Change of occupancy. Any change of occupancy when the proposed new occupancy classification is more hazardous based on a fire and life safety evaluation by the Fire Code Official and Building Code Official, including conversion of buildings to single-family residences, accessory dwelling units, bed and breakfast, inns, lodging houses or congregate residences for 10 or less persons or other similar uses an automatic fire sprinkler system shall be installed throughout. 903.2.4 Floor control valves. Approved supervised indicating control valves and flow switches shall be provided at the point of connection to the riser on each floor in buildings two or more stories in height. 903.2.8 Group R. An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area.

An automatic sprinkler system designed in accordance with Section 903.3.1.3 shall not be utilized in Group R-2.1 or Group R-4 Occupancies.

JUSTIFICATION: These Code Amendments were brought forward from the 2022 Code Adoption.

16.02.140 Amend Section 905.3.1 Height.

Item 2 of Section 905.3.1 is deleted based upon Express Findings 1 and 3 in Section 16.02.040, and replaced with the following section:
905.3.1 Height.

2. Class I standpipes shall be installed in buildings three or more stories in height with approved outlets provided at each level including the roof when required by the Fire Code Official.
33 16.02.150 Amend California Building Code Table 1505.1 Minimum Roof Covering Classification.

Table 1505.1 is to be deleted and based upon Express Findings 1 and 3 in Section 16.02.040, and replaced with the following:

Table 1505.1

MINIMUM ROOF COVERING

CLASSIFICATION

FOR TYPES OF CONSTRUCTION

IA IB IIA IIB IIIA IIIB IV VA VB

A A A A A A A A A
JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption.

16.02.160 Amend Section 1512 Reroofing.

Section 1512 is amended and based upon Express Findings 1 and 3 in Section 16.02.040, to add the following section:
1512.6 Spark arrestor. Whenever a permit has been issued for reroofing a spark arrestor conforming to Section 2802 shall be installed (or the existing replaced if not in conformance with Section 2802) on all fireplace chimneys before final inspection and approval.

JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption with an update to the Building Code reference number.

16.02.180 RESERVED

16.02.190 Amend Section 1809.8 Plain concrete footings.

Delete Section 1809.8 and replace as follows:
1809.8 Plain concrete footings. The edge thickness of plain concrete footings supporting walls of other than light-frame construction shall not be less than 8 inches (203 mm) where placed on soil and in all cases, as a minimum, one ½″ (51 mm) continuous rebar shall be placed at the top and at the bottom of all grade beams and spread footings.

Exception: For plain concrete footings supporting Groups R-3 and one-story Group U occupancies the edge thickness is permitted to be 6 inches (152 mm), provided that the footing does not extend beyond a distance greater than the thickness of the footing on either side of the supported wall. In all cases, as a minimum, one ½″ (51 mm) continuous rebar shall be placed at the top and at the bottom of all grade beams and spread footings.
34 JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption.

16.02.210 Amend Section 1905.1.7 ACI 318-19, Section 14.1.4.

Section 1905.1.7 is deleted and based upon Express Findings 1 and 3 in Section 16.02.040 is amended to read as follows:
1905.1.7 ACI 318, Section 22.10. Delete ACI 318, Section 22.10, and replace with the following:

22.10 - Plain concrete in structures assigned to seismic design category C, D, E or F.

22.10.1 - Structures assigned to Seismic Design Category C, D, E or F shall not have elements of structural plain concrete, except as follows:
(a) Isolated footings of plain concrete supporting pedestals or columns are permitted, provided the projection of the footing beyond the face of the supported member does not exceed the footing thickness.

Exception: In detached one- and two-family dwelling three stories or less in height, the projection of the footing beyond the face of the supported member does not exceed the footing thickness. (b) Plain concrete footing supporting walls are permitted, provided the footings have at least two continuous longitudinal reinforcing bars. Bars shall not be smaller than No. 4 and shall have a total area of not less than 0.002 times the gross cross-sectional area of the footing. A minimum of one bar shall be provided at the top and bottom of the footing. Continuity of reinforcement shall be provided at corners and intersections.

Exception: In detached one- and two-family dwellings three stories or less in height and constructed with stud bearing walls, plain concrete footings with at least two continuous longitudinal reinforcing bars not smaller than No. 4 are permitted to have a total area of less than 0.002 times the gross cross-sectional area of the footing.

16.02.220 Amend Section 1907.1 General.

Section 1907.1 General is deleted and based upon Express Findings 1 and 3 in Section 16.02.040 is amended to read as follows:

JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption. 1907.1 General. The thickness of concrete floor slabs supported directly on the ground shall not be less than 3 1/2 inches (89 mm). A 6 10-mil (0.01 inch; 0.254 mm) polyethylene retarder with joints lapped not less than 6 inches (152 mm) shall be placed between the base course or subgrade and the concrete floor slab, or other approved equivalent methods or materials shall be used to retard vapor transmission through the floor slab. As a minimum and in all cases where a slab is to be placed inside of a building, the slab shall be reinforced with not less than six inches by six inches ten gauge welded wire mesh or an approved alternate installed at mid height of the slab. 35 Exception: A vapor retarder is not required:

1. For detached structures accessory to occupancies in Group R-3, such as garages, utility buildings or other unheated facilities.

2. For unheated storage rooms having an area of less than 70 square feet (6.5 m2) and carports attached to occupancies in Group R-3.

3. For buildings of other occupancies where migration of moisture through the slab from below will not be detrimental to the intended occupancy of the building.

4. For driveways, walks, patios and other flatwork which will not be enclosed at a later date.

5. Where approved based on local site conditions.

In all slabs under habitable spaces, a 4-inch (10 mm) crushed rock capillary water barrier shall be provided under the minimum 10 mil vapor retarder.

JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption.

16.02.260 Amend Appendix H Section H101.2 Signs exempt from permits.

Appendix Chapter H Section H101.2 is deleted and replaced as follows:

H101.2 Signs exempt from building and/or electrical permits. The following signs are exempt from the requirements to obtain a building and/or electrical permit before erection:

1. Painted non-illuminated signs not exceeding 9 square feet (2.74 m2).

2. Temporary signs announcing the sale or rent of property not exceeding 9 square feet (2.74 m2).

3. Signs erected by transportation authorities.

4. Projecting signs not exceeding 2.5 square feet (0.23 m2).

5. The changing of moveable parts of an approved sign that is designed for such changes, or the repainting or repositioning of display matter shall not be deemed an alteration.

JUSTIFICATION: This Local Code Amendment is brought forward from the 2022 Code Adoption.

Chapter 16.03 CALIFORNIA RESIDENTIAL CODE

16.03.010 Title.

This chapter shall be cited as the California Residential Code of the city and any reference in the city municipal code or any chapter thereof to the California Residential Code applies to this chapter.

16.03.020 Code adoption.

The City of American Canyon adopts all those certain documents marked and designated, as “California Residential Code, 2025 Edition,” together with Appendix H and V published and copyrighted by the International Code Council. The documents identified in this section are adopted in their entirety excepting additions, revisions and omissions listed in Sections 16.03.030 through 16.03.080 of this chapter. A copy of the adopted California Residential Code shall be kept on file in the office of the Building Official for use and examination by members of the public. 36 JUSTIFICATION: The proposed changes capitalize position titles as per usual practice.

16.03.030 Appendices.

The Residential Code as adopted by Section 16.03.020 is amended and adopted with the following appendices:

Appendix Chapter BF, Patio Covers
Appendix Chapter CI, Swimming Pool Safety Act
The 2025 Version of the Swimming Pool Safety Act is adopted JUSTIFICATION: Identifying pool safety measures in the Building Code is an Administrative function of the Building Official.

16.03.040 Section R105.2.1 Work exempt from permits.

Item 1 of Section R105.2 exemptions is hereby deleted and amended to read as follows:

1. One-story detached accessory structure, used as tool sheds and storage sheds, playhouses and similar uses provided the floor area does not exceed 120 square feet, (11.15 m2). The height of the one-story detached accessory structure shall not exceed 15 feet (4.75 m) at any point or as specified by local zoning ordinance. It is permissible that these structures shall be regulated by Section 710 and R337 despite exemption from permit.

JUSTIFICATION: This language mirror changes to the Building code. Small accessory structures that are intended for occupancy would require a building permit, such as detached accessory buildings used for ADU's, offices, studios etc.

16.03.040 Amend Section R105.5. Expiration
Section R105.5 is hereby deleted and amended to read as follows:

Every permit issued by the Building Official under the provisions of this code shall expire by limitation and become null and void if the building, structure, equipment or work authorized by such permit is not commenced within 12 months from the date of such permit, or if the building, structure, equipment or work authorized by such permit is suspended or abandoned at any time after the work is commenced for a period of 180 days. Before such work can be recommenced, a new permit shall be first obtained to do so, and the fee shall be one half the amount required for a new permit (i.e. building, electrical, plumbing and mechanical fees only) for such work, provided no changes have been made or will be made in the original plans and specifications for such work, and provided further that such suspension or abandonment has not exceeded one year. In order to renew action on a permit after expiration, the permittee shall pay new full permit fee.

Any permittee holding an unexpired permit may apply for an extension of the time within which work may commence under that permit when the permittee is unable to commence work within the time frame required by this section for good and satisfactory reasons. The Building Official may extend the time for 37 action by the permittee for a period not exceeding 180 days on written request by the permittee showing that circumstances beyond the control of the permittee have prevented action from being taken.

JUSTIFICATION: Identifying measures to address expired permits in the Building Code is an administrative function of the Building Official.

16.03.050 Section R108.7 Re-inspection fee.

Section R108.7 is hereby added to read as follows:

R108.7 Re-inspection Fee. A re-inspection fee may be assessed for each inspection or re-inspection when such portion of work for which inspection is called is not complete or when corrections called for are not made.

This section is not to be interpreted as requiring re-inspection fees the first time a job is rejected for failure to comply with the requirements of this code, but as controlling the practice of calling for inspections before the job is ready for such inspection or re-inspection.

Re-inspection fees may be assessed when the inspection record card is not posted or otherwise available on the work site, the approved plans are not readily available to the inspector. For failure to provide access on the date for which inspection is requested, or for deviating from plans requiring the approval of the building official.

16.03.060 Section R108.8 Violation penalties.

Section R108.8 is hereby added to read as follows:
108.8 Violation penalties. Any persons who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, constructs, alters or repairs a building or structure in violation of the approved construction documents or directive of the building official, or of a permit or certificate issued under the provisions of this code, shall be subject to penalties as prescribed by law. An investigation fee, in addition to the permit fee, shall be collected whether or not a permit is then or subsequently issued.

The investigation fee shall not exceed five times the permit fee required by this code. The minimum investigation fee set forth in the fee schedule adopted by this jurisdiction or a lesser fee than the fee resolution may be permitted on the merits of each individual case by the Building Official. The payment of such investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.

16.03.065 Section R313.2 One- and two-family dwellings automatic fire systems, Exception.

Section R313.2, Exception number 1 is hereby deleted and replaced by the following sentence:

An automatic sprinkler system shall be installed throughout any existing one- or two-family dwelling when the floor area of the addition (including mezzanines) exceeds 50% of the existing floor area of the building or when an additional story is added.
38 16.03.070 Amend Section R506.2.4 Reinforcement support.

Section R506.2.4 is deleted and based upon Express Findings 1 and 3 in Section 16.03.030 is amended to read as follows:

R506.2.4 Reinforcement support. Where provided in slabs on ground, reinforcement shall be supported to remain in place from the center to upper one third of the slab for the duration of the concrete placement. As a minimum, and in all cases where a slab is to be placed inside of a building, the slab shall be reinforced with not less than six inches by six inches ten-gauge welded wire mesh, or an approved alternate.

In all slabs under habitable spaces, a minimum of 4 inches (102 mm) of crushed rock capillary water barrier shall be provided under a minimum 10 mil vapor retarder. The vapor barrier shall be protected by a minimum of 2 inches (51 mm) of sand or equivalent protection.

16.03.080 Amend Section R907 Rooftop Mounted Photovoltaic Panel Systems.

Section R907.1.1. and 907.1.2 are hereby added based upon Express Findings 1 and 3 in Section 16.03.030 to read as follows:

R907.1.1 Solar photovoltaic panels/modules. Solar photovoltaic panels/modules installed upon a roof or as an integral part of a roof assembly shall comply with the requirements of this code and the California Fire Code as amended by the City of American Canyon.

R907.1.2 Structural fire-resistance. The structural frame and roof construction supporting the load imposed upon the roof by the photovoltaic panels/modules shall comply with the requirements of the California Building Code Sections 1510 and 1511.

JUSTIFICATION: Non-building code amendment to simplify language and capitalizes position titles as per usual practice. Renumbering building code amendments to reflect the 2022 building code.

16.03.090 Amend Section R202 General definitions.

Section R202 of Chapter 2 of the California Residential Code is hereby amended to add the following definitions to read:

Chapter 16.04 CALIFORNIA ELECTRICAL CODE

16.04.010 Title.

This chapter shall be cited as the “California Electrical Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Electrical Code, CEC, or Electrical Code, refers and applies to this chapter.
39 16.04.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Electrical Code, 2025 Edition,” published by BNI Publications, Inc., and copyrighted by the National Fire Protection Association and the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Electrical Code shall be kept on file in the office of the building official for use and examination by members of the public.

Chapter 16.05 CALIFORNIA MECHANICAL CODE

16.05.010 Title.

This chapter shall be cited as the “California Mechanical Code” of the city and any reference in the city municipal code or any chapter thereof to the California Mechanical Code, CMC or Mechanical Code refers and applies to this chapter.

16.05.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Mechanical Code, 2025 Edition,” published by International Association of Plumbing and Mechanical Officials and copyrighted by International Association of Plumbing and Mechanical Officials and the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Mechanical Code shall be kept on file in the office of the building official for use and examination by members of the public.

Chapter 16.06 CALIFORNIA PLUMBING CODE

16.06.010 Title.

This chapter shall be cited as the “California Plumbing Code” of the city and any reference in the city municipal code or any chapter thereof to the Uniform Plumbing Code, CPC or Plumbing Code refers and applies to this chapter.

16.06.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Plumbing Code, 2025 Edition,” published by International Association of Plumbing and Mechanical Officials and copyrighted by International Association of Plumbing and Mechanical Officials and the California Building Standards Commission. The documents identified in this section are adopted in their entirety excepting additions, revisions and omissions listed in Sections 16.06.030 and 16.06.040 of this chapter. A copy of the adopted California Plumbing Code shall be kept on file in the office of the building official for use and examination by members of the public.

16.06.030 Appendices.

The Plumbing Code as adopted by Section 16.04.020 is amended and adopted with the following appendices sections:

Appendix C Alternate Plumbing Systems
Appendix D Sizing Storm Water Drainage Systems
40 Appendix I Installation Standards

16.06.040 Adopt Chapter 16A, Part II Non-potable water reuse systems.

Chapter 16A, Part II is adopted in its entirety.

JUSTIFICATION: Local Code Amendments are brought forward from the 2022 Code Adoption.

Chapter 16.07 CALIFORNIA ENERGY CODE

16.07.010 Title.

This chapter shall be cited as the “California Energy Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Energy Code, or Energy Code, refers and applies to this chapter.

16.07.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Energy Code, 2025 Edition,” by the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Energy Code shall be kept on file in the office of the building official for use and examination by members of the public.

Chapter 16.08 CALIFORNIA HISTORICAL BUILDING CODE

16.08.010 Title.

This chapter shall be cited as the “California Historical Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Historical Building Code, or Historical Building Code, refers and applies to this chapter.

16.08.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Historical Building Code, 2025 Edition,” published by the International Code Council and copyrighted by the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Historical Building Code shall be kept on file in the office of the building official for use and examination by members of the public.

Chapter 16.09 CALIFORNIA EXISTING BUILDING CODE – Added New Chapter

16.09.010 Title.

This chapter shall be cited as the “California Existing Building Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Existing Building Code, refers and applies to this chapter.

16.09.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Existing Building Code, 2025 Edition,” published by the International Code Council and 41 copyrighted by the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Existing Building Code shall be kept on file in the office of the Building Official for use and examination by members of the public.

Chapter 16.11 CALIFORNIA GREEN BUILDING STANDARDS CODE – ADDED NEW CHAPTER

16.11.010 Title.

This chapter shall be cited as the “California Green Building Standards Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Green Building Standards Code, or CALGreen, refers and applies to this chapter.

16.11.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Green Building Standards Code, 2025 Edition,” published by the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Green Building Standards Code shall be kept on file in the office of the Building Official for use and examination by members of the public.

Chapter 16.15 STREAMLINED RESIDENTIAL ROOFTOP SOLAR ENERGY PERMIT

16.15.010 Intent and purpose.

The intent and purpose of this chapter is to adopt an expedited, streamlined solar permitting process that complies with the Solar Rights Act and AB 2188 (Chapter 521, Statutes 2014) to achieve timely and cost-effective installations of small residential rooftop solar energy systems. This chapter is designed to encourage the use of solar systems by removing unreasonable barriers, minimizing costs to property owners and the city, and expanding the ability of property owners to install solar energy systems. This chapter allows the city to achieve these goals while protecting the public health and safety.

16.15.020 Applicability.

A. This chapter applies to the permitting of all small residential rooftop solar energy systems in the city.

B. Small residential rooftop solar energy systems legally established or permitted prior to the effective date of the ordinance codified in this chapter are not subject to the requirements of this chapter unless physical modifications or alterations are undertaken that materially change the size, type, or components of a small rooftop solar energy system in such a way as to require new permitting.

Routine operation and maintenance of like-kind replacements shall not require a permit.

16.15.030 Definitions.
“Association” means a nonprofit corporation or unincorporated association created for the purpose of managing a common interest development.
“Building division” means the building and safety division for the City of American Canyon. “Building official” means the building official for the City of American Canyon. “City” means the City of American Canyon.
“Common interest development” means any of the following:

1. A community apartment project.
42 2. A condominium project.

3. A planned development.

4. A stock cooperative.
“Electronic submittal” means the utilization of one or more of the following:

1. Email;

2. The Internet; or

3. Facsimile.
“Expedited permitting,” and “expedited review,” means the process outlined in Section 16.15.070 entitled “Expedited permit review and inspection requirements.” A “feasible method to satisfactorily mitigate or avoid the specific, adverse impact” includes, but is not limited to, any cost-effective method, condition or mitigation imposed by the city on another similarly situated application in a prior successful application for a similar permit. “Reasonable restrictions” on a solar energy system are those restrictions that do not significantly increase the cost of the system or significantly decrease its efficiency or specified performance, or that allow for an alternative system of comparable cost, efficiency, and energy conservation benefits. “Restrictions that do not significantly increase the cost of the system or decrease its efficiency or specified performance” means:

1. For water heater systems or solar swimming pool heating systems: an amount exceeding ten percent of the cost of the system, but in no case more than one thousand dollars, or decreasing the efficiency of the solar energy system by an amount exceeding ten percent as originally specified and proposed.

2. For photovoltaic systems: an amount not to exceed one thousand dollars over the cost of the system as originally specified and proposed, or a decrease in system efficiency of an amount exceeding ten percent as originally specified and proposed.
“Small residential rooftop solar energy system” means all of the following:

1. A solar energy system that is not larger than ten kilowatts alternating current nameplate rating or thirty kilowatts thermal.

2. A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the City of American Canyon and all state of California health and safety standards.

3. A solar energy system that is installed on a single- or duplex-family dwelling.

4. A solar panel or module array that does not exceed the maximum legal building height as defined by the City of American Canyon.
“Solar energy system” means either of the following:

1. Any solar collector or other solar energy device whose primary purpose is to provide for the collection, storage, and distribution of solar energy for space heating, space cooling, electric generation, or water heating.

2. Any structural design feature of a building whose primary purpose is to provide for the collection, storage, and distribution of solar energy for electricity generation, space heating, space cooling or water heating.
43 “Specific, adverse impact” means a significant, quantifiable, direct and unavoidable impact, based on objective, identified and written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete. (Ord. 2015-09 § 1, 2015)

16.15.040 Solar energy system requirements.

A. All solar energy systems shall meet applicable health and safety standards and requirements imposed by the City and the State of California.

B. Solar energy systems for heating water in single-family residences and for heating water in commercial or swimming pool applications shall be certified by an accredited listing agency as defined by the California Plumbing and Mechanical Code.

C. Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code, the Institute of Electrical and Electronics Engineers, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the Public Utilities Commission regarding safety and reliability.

16.15.050 Aesthetic installation.

Electrical metallic tubing (EMT) and other forms of conduit is not permitted in exposed exterior locations visible from the public right-of-way. Exposed conduit placed toward the rear of the house out of view of the public right-of-way shall be painted to match the color of the house.

16.15.060 Duties of Community Development Department and Building Official.

A. All documents required for the submission of an expedited small residential rooftop solar energy system application shall be made available on the city’s publicly accessible website.

B. Electronic submittal of the required permit application and documents via email, the city’s website, or facsimile shall be made available to all small residential rooftop solar energy system permit applicants.

C. An applicant’s electronic signature shall be accepted on all forms, applications, and other documents in lieu of a wet signature.

D. The building division shall adopt a standard plan and checklist of all requirements with which small residential rooftop solar energy systems shall comply to be eligible for expedited review.

E. The small residential rooftop solar system permit process, standard plans, and checklist shall substantially conform to the recommendations for expedited permitting, including the checklist and standard contained in the most current version of the California Solar Permitting Guidebook adopted by the Governor’s Office of Planning and Research.

F. All fees prescribed for the permitting of small residential rooftop solar energy systems must comply with Government Code Sections 65850.55 and 66015 and Health and Safety Code Section 17951.

16.15.070 Expedited permit review and inspection requirements.

A. The building division shall adopt an administrative, nondiscretionary review process to expedite the approval of small residential rooftop solar energy system applications within thirty days of adoption of this chapter. For an application for a small residential rooftop solar energy system that meets the 44 requirements of the approved checklist and standard plan, the building division shall issue a building permit or other non-discretionary permit within three business days. The building official may require an applicant to apply for a use permit if the official finds, based on substantial evidence, that the solar energy system could have a specific, adverse impact upon the public health and safety.

B. Review of the application shall be limited to the building official’s review of whether the applicant meets local, state and federal health and safety requirements.

C. If a use permit is required, the building official may deny an application for the use permit if the official makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. Such findings shall include the basis for the rejection of the potential feasible alternative for preventing the adverse impact.

D. Any condition imposed on an application shall be designed to mitigate the specific, adverse impact upon health and safety at the lowest possible cost. The city shall use its best efforts to ensure that the selected method, condition, or mitigation meets the conditions of Civil Code Section 714(d)(1)(A) and (B).

E. The city shall not condition the approval of an application on the approval of an association as defined in Civil Code Section 4080.

F. If an application for a small residential rooftop solar energy system is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permitting shall be sent to the applicant for resubmission.

G. Only one inspection shall be required and performed by the building division for small residential rooftop solar energy systems eligible for expedited review.

H. The inspection shall be done in a timely manner and should include consolidated inspections. An inspection will be scheduled within two business days of a request.

I. If a small residential rooftop solar energy system fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this chapter.

JUSTIFICATION: Amendments are intended to simplify language for clarity.

Chapter 16.16 CALIFORNIA ADMINISTRATIVE CODE – ADDED NEW CHAPTER

16.16.010 Title.

This chapter shall be cited as the “California Administrative Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Administrative Code, refers and applies to this chapter.

16.16.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Administrative Code, 2025 Edition,” published by the International Code Council and copyrighted by the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Administrative Code shall be kept on file in the office of the Building Official for use and examination by members of the public. 45 Chapter 16.17 CALIFORNIA REFERENCE STANDARDS CODE – ADDED NEW CHAPTER

16.17.010 Title.

This chapter shall be cited as the “California Reference Standards Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Reference Standards Code, refers and applies to this chapter.

16.17.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Reference Standards Code, 2025 Edition,” published by the International Code Council and copyrighted by the California Building Standards Commission. The documents identified in this section are adopted in their entirety. A copy of the adopted California Reference Standards Code shall be kept on file in the office of the Building Official for use and examination by members of the public.

Chapter 16.18 INTERNATIONAL PROPERTY MAINTENANCE CODE – ADDED NEW CHAPTER

16.18.010 Title.

This chapter shall be cited as the “International Property Maintenance Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the International Property Maintenance Code, refers and applies to this chapter.

16.18.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “International Property Maintenance Code, 2024 Edition,” published by the International Code Council and copyrighted by the International Code Council. The documents identified in this section are adopted in their entirety. A copy of the adopted International Property Maintenance Code shall be kept on file in the office of the Building Official for use and examination by members of the public.

Chapter 16.19 INTERNATIONAL SWIMMING POOL AND SPA CODE – ADDED NEW CHAPTER

16.19.010 Title.

This chapter shall be cited as the “International Swimming Pool and Spa Code” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the International Swimming Pool and Spa Code, refers and applies to this chapter.

16.19.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “International Swimming Pool and Spa Code, 2024 Edition,” published by the International Code Council and copyrighted by the International Code Council. The documents identified in this section are adopted in their entirety. A copy of the adopted International Swimming Pool and Spa Code shall be kept on file in the office of the Building Official for use and examination by members of the public.

Chapter 16.20 CALIFORNIA WILDLAND-URBAN INTERFACE CODE – ADDED NEW CHAPTER

16.20.010 Title.

This chapter shall be cited as the “California Wildland-Urban Interface” of the City of American Canyon and any reference in the city municipal code or any chapter thereof to the California Wildland-Urban Interface, refers and applies to this chapter.
46 16.20.020 Code adoption.

The City of American Canyon does hereby adopt all those certain documents marked and designated, as “California Wildland-Urban Interface, 2025 Edition,” published by the International Code Council and copyrighted by the International Code Council. The documents identified in this section are adopted in their entirety. A copy of the adopted California Wildland-Urban Interface Code shall be kept on file in the office of the Building Official for use and examination by members of the public. 47 EXHIBIT B

16.02.040 Findings and determination.

As permitted in Health and Safety Code Section 17958.7, the City of American Canyon finds and determines the local amendments to 2025 California Building Code are either administrative in nature or reasonably necessary to protect the health, safety and general welfare of the public due to local climatic, geological or topographical conditions. Those findings are as follows:

STAFF REPORT

BUSINESS
ITEM NUMBER: 9.

TITLE
Veterans Park Playground Replacement Project Contract Award

RECOMMENDATION
Adopt a Resolu-on taking the following ac-on 1) realloca-ng funds by reducing the Northampton Park Shade Structure Project (PR23-0400) budget by $110,000 and increasing the Veterans Park Playground Replacement Project (PR25-0400) budget from $515,000 to $625,000 in the Parks Impact Fees Fund (Fund 310); 2) awarding a contract to Miracle Play Systems, Inc. in the amount of $499,974 for the Veterans Park Playground Replacement Project (PR25-0400) under Sourcewell Contract No. 010521-LTS; and 3) authorizing the Public Works Director to execute contract change orders up to the approved project budget.

CONTACT
Erica Ahmann Smithies, P.E., Public Works Director
Ron Ranada, P.E., Senior Civil Engineer
David Miller, Capital Projects Coordinator

BACKGROUND & ANALYSIS
The Veterans Park Playground Replacement Project (PR25-0400) is included in the City’s adopted Capital Improvement Program (CIP) to replace the aging playground equipment and surfacing at Veterans Park, ensuring compliance with current playground safety and accessibility standards.

The exis-ng playground equipment is outdated and due for replacement to meet current safety and accessibility standards.

The proposed replacement includes modern play equipment suitable for both age 2–5 and 5–12 groups, poured-in-place rubber surfacing, and site improvements that meet current Americans with Disabilities Act (ADA) requirements.

City staff evaluated op-ons for procurement and determined that using a compe--vely bid Sourcewell coopera-ve purchasing contract (Contract No. 010521-LTS) provides the most efficient and cost-effec-ve approach. Miracle Play Systems, Inc., the authorized Sourcewell vendor for the proposed equipment, submiFed a proposal in the amount of $499,974, which includes equipment, installation, surfacing, and delivery.
49 To fully fund the contract and associated costs, staff recommends realloca-ng $110,000 from the Northampton Park Shade Structure Project (PR23-0400) within the Parks Impact Fees Fund (Fund 310). This realloca-on will increase the total Veterans Park project budget from $515,000 to $625,000, sufficient to cover construction, contingency, and minor site restoration work.

COUNCIL PRIORITY PROGRAMS AND PROJECTS
Outdoors and Recrea-on: "Expand opportuni-es for use of outdoor recrea-on and an ac-ve and healthy lifestyle."

FISCAL IMPACT
This ac-on reallocates $110,000 from the Northampton Park Shade Structure Project (PR23-0400) to the Veterans Park Playground Replacement Project (PR25-0400) within the Parks Impact Fees Fund (Fund 310). The Northampton project realized budget savings, leaving an available balance of $224,102.96 after completion of design, equipment, and installation work.

Realloca-ng a por-on of these savings will increase the Veterans Park project budget from $515,000 to $625,000, providing sufficient funding for the Sourcewell contract, con-ngency, and associated costs. No additional appropriations from the General Fund are required.

Project
Current
Budget
Adjustment
Revised
Budget
Funding Source
PR23-0400 Northampton Park
Shade Structure
$298,000 –$110,000 $188,000
Fund 310 – Parks
Impact Fees
PR25-0400 Veterans Park
Playground Replacement
$515,000 +$110,000 $625,000
Fund 310 – Parks
Impact Fees
Project Budget Breakdown
Item Amount
Miracle Play Systems $499,974
15% Construction
Contingency
$74,996
Staff Time / Project
Management
$50,030
Total Project Budget $625,000
(Note: Staff Time includes project coordination, inspection, and administrative support.)

ENVIRONMENTAL REVIEW
15302 - The Project is exempt from review under the California Environmental Quality Act ("CEQA") under the Class 2 exemp-on of replacement or reconstruc-on of exis-ng facili-es of Sec-on 15302 of Title 14 of the California Code of Regula-ons and said exemp-on is not negated by any excep-on 50 under Section 15300.2 of said Regulations.

COMMUNICATION
Level 2: Targeted Communication
The City’s Communica-ons Division will lead public outreach for this item. Upon Council ac-on, staff will (1) post a project update on the City website and project page, (2) share the announcement on the City’s social media channels (Facebook, Instagram, Nextdoor), and (3) include the item in the City Manager’s Friday Update and e-newsleFer. Prior to construc-on, nearby residents and park users will be no-fied via on-site signage and a direct no-ce to the City’s Construc-on Updates list, with schedule, access/closure impacts, and contact informa-on. Staff will also coordinate with the Parks & Community Founda-on to share updates and event -ming and will provide construc-onperiod updates if dates or access change.

ATTACHMENTS:

1. Resolution - Veterans Park Playground Replacement Project

2. Veterans Park Playground Replacement Site Plan
51 RESOLUTION NO. 2025-______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AMERICAN CANYON TAKING THE FOLLOWING ACTION 1) REALLOCATING FUNDS BY REDUCING THE NORTHAMPTON PARK SHADE STRUCTURE PROJECT (PR23-0400) BUDGET BY $110,000 AND INCREASING THE VETERANS PARK PLAYGROUND REPLACEMENT PROJECT (PR25-0400) BUDGET FROM $515,000 TO $625,000 IN THE PARKS IMPACT FEES FUND (FUND 310); 2) AWARDING A CONTRACT TO MIRACLE PLAY SYSTEMS, INC.

IN THE AMOUNT OF $499,974 FOR THE VETERANS PARK PLAYGROUND REPLACEMENT PROJECT (PR25- 0400) UNDER SOURCEWELL CONTRACT NO. 010521-LTS; AND 3) AUTHORIZING THE PUBLIC WORKS

DIRECTOR TO EXECUTE CONTRACT CHANGE ORDERS UP TO THE APPROVED PROJECT BUDGET WHEREAS, the primary objective of the Veterans Park Playground Replacement Project (PR25-0400; “Project”) is to replace and upgrade existing playground equipment and surfacing to meet current safety and accessibility standards; and
WHEREAS, the Project will include the removal and replacement of playground equipment, resilient safety surfacing, and related site improvements to enhance accessibility and usability for residents and visitors; and
WHEREAS, the use of the Sourcewell contract complies with the City’s purchasing policies and California Public Contract Code Section 20118, allowing the City to utilize competitively bid cooperative contracts in lieu of formal bidding; and
WHEREAS, staff identified Miracle Play Systems, Inc. as a qualified vendor through the Sourcewell cooperative purchasing program under Contract No. 010521-LTS, which provides competitively bid procurement of park and playground equipment; and
WHEREAS, Miracle Play Systems, Inc. has provided a proposal in the amount of $499,973.12 for the purchase and installation of new playground equipment and surfacing consistent with the approved design; and
WHEREAS, sufficient funds are available within the Parks Impact Fees Fund (Fund 310), and staff recommend reallocating $110,000 by reducing the Northampton Park Shade Structure Project (PR23- 0400) budget and increasing the Veterans Park Playground Replacement Project (PR25-0400) budget from $515,000 to $625,000 to fully fund the contract and associated costs; and WHEREAS, staff recommend that the City Council award the contract to Miracle Play Systems, Inc. in the amount of $499,973.12 and authorize the Public Works Director to execute contract change orders within the limits of the approved project budget.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of American Canyon hereby reallocates funds by reducing the Northampton Park Shade Structure Project (PR23-0400) budget by $110,000 and increasing the Veterans Park Playground Replacement Project (PR25-0400) budget from $515,000 to $625,000 in the Parks Impact Fees Fund (Fund 310); and NOW THEREFORE, BE IT FURTHER RESOLVED that the City Council of the City of American Canyon hereby awards a contract to Miracle Play Systems, Inc. in the amount of $499,974 for the Veterans Park 52 2
Playground Replacement Project (PR25-0400) under Sourcewell Contract No. 010521-LTS, and authorizes the Public Works Director to execute contract change orders up to the approved project budget.

PASSED, APPROVED and ADOPTED at a regularly scheduled meeting of the City Council of the City of American Canyon held on the 18th day of November, 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

BROADWAY

VINE TERRACE WAY
54 CITY COUNCIL AGENDA
NOVEMBER 18, 2025

STAFF REPORT

BUSINESS
ITEM NUMBER: 10.

TITLE
Ratifying 2040 General Plan (Nov. 2025)

RECOMMENDATION
Adopt a Resolution ratifying the 2040 General Plan (dated November 2025).

CONTACT
Jason Holley, City Manager
Brent Cooper, AICP, Community Development Director

BACKGROUND & ANALYSIS
On May 20, 2025, the City Council adopted the 2040 General Plan (Resolu5on 2025-38). A copy of this document is on file with the City Clerk and available for review at City Hall.

The 2040 General Plan is the City’s blueprint for achieving a shared vision of a Healthy, Sustainable, Equitable, Resilient, and Economically Vibrant community through 2040 and beyond. According to the California Supreme Court, the 2040 General Plan is “the cons5tu5on for all future development.”
The May 2025 version of the 2040 General Plan includes "redlines" reflec5ng public input prior to and during the Council mee5ng. In addi5on, the Council directed staff to consolidate key sustainability policies.

Presented tonight is a more readable version of the 2040 General Plan with enhanced graphics. This "November 2025 version" is free from red-lines and incorporates prior Council direc5on - including organizing "sustainability" policies in a new "Culture, Environment & Sustainability" Element. The reformaCed "2040 General Plan (dated November 2025)" does not alter any policies of its May 2025 predecessor; instead, it simply provides a camera-ready format that consolidates certain sustainability policies into a single element. A Resolu5on affirming the Council’s concurrence with this final November 2025 version is included as Attachment 1.

During the reformaFng process, staff observed numerous General Plan policies that could be construed as “sustainable”— meaning they benefit the present and future genera5ons. These include tradi5onal sustainability measures such as reducing carbon emissions, preserving open 55 space, and saving energy, but also include environmental jus5ce policies that improve quality of life for future generations.

Unfortunately, it would be counterproduc5ve to consolidate all of these policies into a single element; instead, policies that advance sustainability are marked with a "green leaf icon". An example of this icon is shown on Page M-33 for "Policy M 2.8: Bicycle Friendly Community: Obtain resources to assist with improving bicycle facili5es and educa5on for people of all ages and abili5es by securing and maintaining status as a Bicycle Friendly Community awarded by the Na5onal League of American Bicyclists." A more complete list of these policies is shown in Attachment 2.

Staff recommends the Council ra5fy the the reformaCed 2040 General Plan (dated November 2025) as shown in ACachment 1, Exhibit A. The General Plan appendices, consis5ng of the Bicycle Master Plan, Pedestrian Master Plan, and Napa County Airport Land Use Compa5bility Plan are included as ACachment 1, Exhibit B. There are no changes proposed for the appendices and they are provided as disclosure of the entire General Plan document.

OSATS Commission Work Plan
On November 5, 2025, staff discussed the sustainability policies with the Open Space, Ac5ve Transporta5on, and Sustainability (OSATS) Commission. This discussion fulfills Item #5 of the FY 25/26 OSATS Work Plan that calls for mapping sustainability ini5a5ves within the General Plan.To assist the Commission, staff iden5fied sustainable policies in the General Plan as shown in the matrix Attachment 2.

Important Sustainable Efforts Currently Underway
Given its strong connec5on to quality of life, sustainability becomes part of nearly everything the City does. Here are examples of significant sustainability initiatives currently underway:

Napa County Regional Climate Action and Adaptation Plan (RCAAP) Napa Valley Transportation Authority (NVTA) Active Transportation Plan The Napa River Ecological Center and Wetlands Outdoor Education Center Subregional Shoreline Adaptation Plan
Highway 29 Project Initiation Document
Tracking Sustainability Progress
California law requires planning agencies to submit an annual report to both the City Council and the Governor’s Office of Land Use and Climate Innova5on (LCI) on the status of the General Plan and its implementation. This report provides critical information on:

How the General Plan has been implemented,
Potential policy changes, and
How land use decisions reflect the Plan’s goals, policies, and implementation measures. 56 Next year’s report could highlight sustainability accomplishments and link them directly to the corresponding General Plan policies and implementa5on ac5ons. A copy of the last year's Annual Report is included as Attachment 3.

Conclusion
Moving forward, the General Plan provides a sustainability framework for concrete ac5ons and measurable outcomes. This framework is balanced with other General Plan policies within the City’s broader responsibili5es, including fiscal constraints and essen5al services. By priori5zing projects that advance climate resilience, resource efficiency, and community health, the City can turn vision into reality.

COUNCIL PRIORITY PROGRAMS AND PROJECTS
Organizational Effectiveness: "Deliver exemplary government services."

FISCAL IMPACT
N/A

ENVIRONMENTAL REVIEW
The City prepared an Environmental Impact Report (EIR) that evaluates the 2040 General Plan Update Project at a program level of analysis (SCH #2022070038) and includes required mi5ga5on measures and a Mi5ga5on Monitoring and Repor5ng Program (MMRP). The 2040 General Plan Update is a contemplated “Project Approval” under the Program EIR. The Council cer5fied the Final EIR as adequate to address environmental impacts associated with the 2040 General Plan and adopted the Mitigation Monitoring and Reporting Program (Resolution 2025-37) on May 20, 2025.

The 2040 General Plan (dated November 2025) contains only formaFng changes from its May 2025 predecessor and the ra5fica5on of the 2040 General Plan (dated November 2025) is not a “Project” under CEQA because the formaFng changes are intended solely to improve readability and understanding of 2040 General Plan policies (CCR Title 14 Sec5on 15378.(b).(2): Con5nuing administrative or maintenance activities” are not a “Project”.)

COMMUNICATION
Level 1: Minimal Communication
The 2040 General Plan (dated November 2025) will be made available at the City's Virtual City Hall.

ATTACHMENTS:

1. Resolution Ratifying the 2040 General Plan (Dated November 2025)

1. Exhibit A: 2040 General Plan Update (dated November 2025)

1. Exhibit B: General Plan Appendices

2. Sustainable Policies by Element Matrix

3. General Plan Annual Progress Report
57 58
RESOLUTION NO. 2025-XX
A RESOLUTION RATIFYING THE 2040 GENERAL PLAN (DATED NOVEMBER 2025) WHEREAS, on May 20, 2025, the City Council adopted the 2040 General Plan (Resolution 2025-38); and WHEREAS, the 2040 General Plan is a comprehensive, long-term plan for the City's future growth and development, represents the community’s view of its future, and contains the goals and policies upon with the City Council, Planning Commission, and the entire community will base land use and resource decisions; and
WHEREAS, the approved General Plan included redlines that reflect public input prior to the Council meeting and the Council directed staff to consolidate key sustainability policies into a single Element; and WHEREAS, a “clean” format of the General Plan was prepared with enhanced graphics and sustainability policies consolidated in a new "Culture, Environment & Sustainability" Element; and WHEREAS, the reformatted General Plan does not alter any original policies; it simply provides a cameraready format that emphasizes sustainability; and WHEREAS, the General Plan incorporates the American Canyon Bicycle Master Plan (Resolution 2020-11), Pedestrian Master Plan (Resolution 2017-42); and the 2024 Napa County Airport Land Use Compatibility Plan as a standalone document incorporated into the General Plan; and WHEREAS, the City certified a Final Environmental Impact Report (SCH No. 2022070038) for the 2040 General Plan (Resolution 2025-37); and
WHEREAS, on May 20, 2025, the City Council in a duly-noticed public meeting affirmed that the reformatted General Plan is consistent with the adopted General Plan.

NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and are included herein by reference as findings.

SECTION 1: Comprehensive Technical General Plan Update. The City Council ratifies the Comprehensive Technical General Plan Update as a camera-ready format that consolidates certain sustainability policies into a single Element (Exhibit A to this Resolution). The General Plan appendices, consisting of the Bicycle Master Plan, Pedestrian Master Plan, and Napa County Airport Land Use Compatibility Plan are included as Exhibit B to this Resolution.

SECTION 2: CEQA The General Plan format is categorically exempt from the California Environmental Quality Act (CEQA) under Section 15321 – Enforcement Actions by Regulatory Agencies (Class 21). This exemption applies because the formatting changes are intended solely to improve readability and understanding of General Plan policies, thereby supporting their enforcement.

PASSED, APPROVED and ADOPTED at a regularly scheduled meeting of the City Council of the City of American Canyon held on the 18th day of November 2025, by the following vote:
59 AYES:

NOES:

ABSTAIN:

ABSENT:
____________________________
Pierre Washington, Mayor
ATTEST: APPROVED AS TO FORM:
_______________________________ _________________________________ Taresa Geilfuss, CMC, City Clerk Teresa Highsmith, City Attorney Exhibits
Exhibit A: Reformatted General Plan
Exhibit B General Plan Appendices
60 TABLE OF CONTENTS
General Plan | November 2025| i
Adopted
November 18, 2025
ATTACHMENT 1

EXHIBIT A
61 ii | General Plan | November 2025
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62 TABLE OF CONTENTS
General Plan | November 2025| iii

ACKNOWLEDGEMENTS
City Council
Pierre Washington, Mayor
David Oro, Vice Mayor
Brando Cruz, Councilmember
Mark Joseph, Councilmember
Melissa Lamattina, Councilmember
Planning Commission
Davet Mohammad, Chair
Charlie Plummer, Vice Chair
Marilyn Abelon, Commissioner
Eric Altman, Commissioner
Shelby Goss, Commissioner
Ramandeep Jawanda, Youth Commissioner
Open Space, Active Transportation, and
Sustainability Commission
Parks and Community Services Commission
Nance Matson, Chair Gina Griggs, Chair
Tara Clinton-Horner, Vice Chair Elston Mallory, Jr., Vice Chair Debbie Chavarria, Commissioner Shirley Koot, Commissioner Barry Christian, Commissioner Scott Myer, Commissioner
Sean Hughes, Commissioner Iain Smith, Commissioner
Calix Joel Delos Santos Mintalar, Youth Commissioner Heather Mora, Youth Commissioner Circulation Element Committee Education and Lifelong Learning Committee William Baker Andrea Maniscalco Sindy Biederman (NCOE Representative) Joan Bennett Beth Marcus Megan Dameron
Stephen Brook Hugh Marquez Patricia Gamboa
Noemi Camargo Jepsen Helen Moody Elizabeth L. Goff
Glen Couch Arvind Nischal Rob Hall
Julie Foster Yvonne Pond Ray A. Hill
Brian Goldhammer Jamie Potter Joy Hilton (ACCPF Representative) Gina Griggs Devin Reza Melissa Lamattina
Christina Hall Kathryn Ross Cynthia Lederer
Christopher James Marion Sullivan Kasama Lee
Joy Malinowski Honeylou Tiongson Terrance McGrath (WRSP Representative) Rina Mitchell
Jeremy Profitt
Charlie Plummer
Jeremiah E. Quinn
Sande Sutter
Vickie Zupo
63 iv | General Plan | November 2025

ACKNOWLEDGEMENTS
Staff Consultant Team
Jason Holley, City Manager Jim Harnish, Principal, Mintier Harnish Juan Gomez, Assistant City Manager Rick Rust, Principal Planner, Mintier Harnish Bill Ross, City Attorney Brent Gibbons, Project Manager, Mintier Harnish
Geoff Belyea, Chief, American Canyon Fire Protection District Ryan Lester, Project Manager, Mintier Harnish Rick Greenberg, Chief, American Canyon Police Department Todd Tragenza, GHD Brent Cooper, AICP, Community Development Director Benjamin Sigman, EPS Alexandra Ikeda, Parks and Community Services Director Diane Bathgate, RRM Erica Ahmann Smithies, Public Works Director Della Acosta, Rincon Consultants Taresa Geilfuss, CMC, City Clerk Matt Mattox, Rincon Consultants Edison Bisnar, Senior Civil Engineer Leo Mena, Rincon Consultants Nicolle Hall, Deputy City Clerk Jennifer Guenther, Rincon Consultants William He, AICP, Senior Planner Gianna Meschi, Rincon Consultants Jennifer Kansanback, Communications Manager Hannah Bireschi, Rincon Consultants Table: Adoption and Amendment History
Action Adoption Date Document
Resolution 2025-37 to: (i) Certify the
Comprehensive Technical General Plan Update
Final Environmental Impact Report (SCH #
2022070038), (ii) Adopt CEQA Findings of Fact
and a Statement of Overriding Considerations,
and (III) Adopt a Mitigation Monitoring and
Reporting Program.

May 20, 2025 Comprehensive Technical General
Plan Update Final Environmental
Impact Report
(SCH # 2022070038)
Resolution 2025-38 adopting the Comprehensive
2040 Technical General Plan Update and Policies
to sustain compliance with the 2024 Napa
County Airport Land Use Compatibility Plan.

May 20, 205 Comprehensive 2040 Technical
General Plan Update
Ordinance 2025-02 amending the Zoning Code,
American Canyon Title 19 to be consistent with
the General Plan and the Napa County Airport
Land Use Compatibility Plan.

June 3, 2025 American Canyon Title 19
64 TABLE OF CONTENTS
General Plan | November 2025| TOC-1
Table of Contents

1. Introduction ............................................................................................... INT-1

2. Land Use Element .........................................................................................LU-1 Land Use Diagram and Designations.................................................................... LU-3

3. Housing Element............................................................................................ H-1

4. Mobility Element.......................................................................................... M-1 Mobility Vision....................................................................................................... M-3 Introduction........................................................................................................... M-4 Transportation Setting .......................................................................................... M-8 Street System Plan............................................................................................... M-15 Public Transportation.......................................................................................... M-35 Goods Movement................................................................................................ M-38

5. Utilities Element............................................................................................U-1 Water Infrastructure and Supply............................................................................U-3 Wastewater............................................................................................................U-9 Flood Control and Storm Drainage.......................................................................U-12 Solid Waste Disposal and Recycling .....................................................................U-16 Energy Utilities .....................................................................................................U-19

6. Culture, Environment & Sustainability........................................................ ENV-1 Introduction........................................................................................................ENV-3 Biological Resources...........................................................................................ENV-4 Water Resources................................................................................................ENV-8 Climate Change and Air Quality .......................................................................ENV-10 Air Quality.........................................................................................................ENV-16 Cultural and Historic Resources .......................................................................ENV-18

7. Parks, Recreation & Open Space................................................................... PR-1 Introduction.......................................................................................................... PR-3 Open Space and Parks.......................................................................................... PR-4 Trail Networks...................................................................................................... PR-6 65 TOC-2 | General Plan | November 2025
Parks and Recreation.......................................................................................... PR-11 Quimby Act......................................................................................................... PR-11 Public Art............................................................................................................ PR-18 Scenic Resources................................................................................................ PR-20

8. Environmental Justice Element...................................................................... EJ-1 Background............................................................................................................ EJ-6 Environmental Justice in American Canyon ........................................................ EJ-10

9. Safety Element ...............................................................................................S-1 Emergency Response and Preparedness ................................................................S-3 Wildfire Hazards....................................................................................................S-12 Flood Hazards........................................................................................................S-16 Geologic and Seismic Hazards...............................................................................S-19 Hazardous Materials..............................................................................................S-24 Airport Hazards and Military Compatibility ..........................................................S-26 Climate Change and Adaptation............................................................................S-28 Noise......................................................................................................................S-31 Appendices:
4-1 Bicycle Master Plan (Resolution 2020-11)
4-2 Pedestrian Master Plan (Resolution 2017-42)
9-1 Napa County Airport Land Use Compatibility Plan
66 1. INTRODUCTION
Introduction | November 2025 | INT-1
Introduction
The General Plan expresses the shared community vision of a Healthy, Sustainable, Equitable, Resilient, and Economically Vibrant community to the Year 2040 and beyond.

A General Plan benefits American Canyon by promoting better projects, streamlined processes, integrated planning, and improved access and use of available resources. 1 67
INT-2 | Introduction | November 2025
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68 1. INTRODUCTION
Introduction | November 2025 | INT-3
Introduction
Purpose and Use of the General Plan
What is a General Plan?
Every city and county in California must have a General Plan, which is the local government’s long-term framework or “constitution” for future growth and development. The General Plan represents the product of extensive community engagement that expresses the community’s vision for its future. This General Plan is designed to address the issues facing the jurisdiction for the next 20 years.

The General Plan typically has four defining features:
• General. A General Plan provides general policy guidance that will be used to direct future land use and resource decisions.
• Comprehensive. A General Plan is comprehensive, covering topics such as land use; housing; economic development; environmental justice; sustainability and resiliency; mobility; public safety; recreation; natural resources; and much more.
• Long-Range. A General Plan provides guidance on reaching a future envisioned 20 or more years in the future. To achieve the vision, a General Plan includes goals, policies, and implementation programs that address both immediate and long-term needs.
• Integrated and Coherent. The goals, policies, and implementation programs in a General Plan present a comprehensive, unified program for development, resource conservation, and other issues that impact the community. A General Plan uses assumptions and projections to assess future demands for housing, employment, and public facilities (e.g., infrastructure). A General Plan has goals, policies, and implementation programs that enable citizens to understand the vision of the General Plan, and landowners, businesses, and industry to be more certain about how the Plan will be implemented.

A General Plan is made up of “elements” that cover mandatory and optional topics important to the community. Eight elements are required by the State to be included in the General Plan. These are: Land Use, Circulation, Housing, Conservation, Open Space, Noise, Safety, and Environmental Justice. Though the required topics must be addressed in the General Plan, communities can organize their General Plan anyway they choose. Communities may also include other 69 INT-4 | Introduction | November 2025
optional elements that address issues of local interest, such as economic development, health, or education.

To highlight the sustainable nature of the General Plan, each policy that facilitates our future in a way that meets present needs without compromising future generations is noted with a green leaf.

Zoning is an important implementation tool of the General Plan. Although the General Plan and zoning code designate how land may be developed, they do so in different ways. The General Plan identifies allowable land uses, spatial land use relationships, and general pattern of future development.

Land uses shown on the General Plan diagram will be reflected in the local zoning maps, as required by State law. Zoning refines and implements the General Plan land uses by providing specific development standards such as lot size, building setbacks, and allowable uses. Development must not only meet the specific requirements of the zoning code, but also the broader policies set forth in the General Plan.

The American Canyon General Plan meets the requirements of State law by including required elements and one optional element as described in more detail later in this chapter under “Organization of the General Plan.” Some of the required elements address additional issues of local interest. Each element contains goals and policies that will guide future decisions within the City. They each also identify implementation programs that will be used to ensure the goals and policies in the General Plan are carried out.

The American Canyon Community
American Canyon is located in southern Napa County, near the world-renowned Napa Valley wine region and the San Francisco Bay. American Canyon operates under a council-manager form of government and is a general law city. It delivers a comprehensive range of municipal services, including police and fire protection, street and infrastructure maintenance, park upkeep and recreational programs, community planning, and the operation of water, wastewater, and recycled water systems.

The community began its early growth in the 1940s with the McKnight Acres subdivision, followed by Rancho Del Mar in the 1950s. McKnight Acres added 150 residential sites, and Rancho Del Mar brought 600 homes—prompting the rapid development of schools, businesses, and the area’s first fire and sewer districts. 70 1. INTRODUCTION
Introduction | November 2025 | INT-5
By 1963, American Canyon supported 27 businesses and included the largest industrial zone in the county.

Despite its early growth, the area remained unincorporated through the 1980s.

That changed in 1991, when residents overwhelmingly voted to incorporate the City—seeking greater control over land use and other key decisions that impacted their daily lives. Since officially becoming a city on January 1, 1992, American Canyon has grown to more than 21,000 residents.

Today, the city is home to three elementary schools, one middle school, one high school, and dozens of businesses. In addition to economic benefits from its proximity to Napa Valley tourism, American Canyon plays a major role as a wine processing hub. Its strategic location at the southern end of Napa County, with convenient access to state and interstate highways, has made its industrial district a prime site for wine processing, bottling, storage, and distribution. The area currently boasts millions of square feet dedicated to these activities—with high demand, minimal vacancy, and continued development on the horizon.

Regional Setting
Located 35 miles northeast of San Francisco, the city of American Canyon covers an area approximately 6.5 square miles as shown in Figure INT-1. The city is bounded geographically by the Napa River to the west, the Eastern Foothills of the Sulphur Springs Mountain Range to the east, the city of Vallejo to the south, and the Napa Airport to the north.

American Canyon Boundaries
The General Plan uses several terms to describe the City and planning boundaries, as shown on Figure 2.
• City Limits. The boundary within the incorporated city limits. American Canyon has land use authority over all land within its city limits. • Sphere of Influence. The Napa Local Agency Formation Commission (LAFCo) establishes the Sphere of Influence (SOI), which defines the probable physical boundary and service area of a local agency. The SOI includes incorporated and unincorporated areas where the City has or plans to have responsibility to provide public facilities and services. The City’s SOI was approved by the Napa Local Agency Formation Commission (LAFCo) at the time of incorporation in 1992 and updated in 2003. 71 INT-6 | Introduction | November 2025
• City Urban Limit Line. In 2008, the City Council adopted a voter-initiated Urban Limit Line (ULL) around American Canyon. This boundary was established in coordination with Napa County to align with the county’s general plan and agricultural preservation policies. The ULL serves to protect agricultural lands and open space, prevent urban sprawl, and guide the city’s planned development. It also promotes sustainable growth and a healthy balance between housing and employment. While the original ULL initiative is set to expire in 2030, the City’s General Plan proposes extending it indefinitely and includes a special study area to evaluate the potential addition of the Hess/Laird Property northeast of the current boundary.
• General Plan Planning Area. Under State law, a General Plan must address all areas within the jurisdiction’s Planning Area that have a physical connection to the city’s long-term development. For American Canyon, the Planning Area includes the City’s water and sewer service area, encompassing the city limits, the Sphere of Influence (SOI), the Urban Limit Line (ULL), and the extraterritorial water and sewer service area.

Although unincorporated Napa County retains land use authority in the extraterritorial area, the City’s role as the water and wastewater service provider creates a direct connection to its planning responsibilities, in accordance with Government Code §65300.
72 1. INTRODUCTION
Introduction | November 2025 | INT-7
INT-Figure 1: Regional Context
73 INT-8 | Introduction | November 2025
INT-Figure 2: General Plan Planning Boundaries
74 1. INTRODUCTION
Introduction | November 2025 | INT-9
Using the General Plan
The General Plan serves as a vital reference for the City Council, Planning Commission, and City staff in making decisions and recommendations related to land use—both directly and indirectly. It also offers a framework for coordinated planning among City officials and staff and their counterparts in Federal, State, and local agencies. Residents, property owners, and businesses rely on the General Plan for guidance on City policies affecting specific geographic areas or topics of interest.

Often referred to as the “constitution” of development, the General Plan establishes the foundation for a wide range of regulatory measures and administrative procedures. California planning law requires that all implementing programs—such as zoning and subdivision ordinances, capital improvement plans, specific plans, environmental review processes, and building and housing codes—remain consistent with the General Plan.

The roles of the City Council, Planning Commission, and City departments in approving and using the General Plan are outlined below.

City Council
The City Council serves as the governing body responsible for establishing and implementing policy in American Canyon. Through its decision-making authority, the Council affirms the policy direction and priorities outlined in the General Plan.

It is also responsible for adopting the General Plan and overseeing the regulations, capital improvement programs, and funding mechanisms that bring it to life.

Planning Commission
The Planning Commission is a five-member body that plays a key advisory role in shaping land use policies. It provides input on General Plan policies, conducts public hearings on proposed changes to the General Plan and Zoning Code, reviews community feedback on development proposals and policy updates, and makes recommendations to the City Council.

Once the General Plan is adopted, the Planning Commission ensures that all future land use ordinances, policies, guidelines, and development applications align with the Plan’s goals, objectives, and policies—documenting its findings in the administrative record.
75 INT-10 | Introduction | November 2025
Parks and Community Services Commission
The Parks and Community Services Commission is a five-member advisory body that provides guidance to the City Council on issues related to park development, the use of park and recreation facilities, and recreation programs.

Open Space, Active Transportation, and Sustainability Commission The Open Space, Active Transportation, and Sustainability Commission is a fivemember advisory body that provides recommendations to the City Council on matters related to open space preservation, active transportation options, and sustainability initiatives in and around American Canyon.

City Departments
The General Plan is a resource for all City services and provides an internally consistent checkpoint for assessing alternatives for the City’s future. For this reason, all City departments use the General Plan for policy guidance as it pertains to their operations, service delivery, and planning for future capital projects and potential service level changes. The City’s planning staff ensure that the General Plan is implemented on a day-to-day basis so that appropriate land uses are proposed in the proper locations, appropriate levels of service are provided, proposed land uses conform to development regulations, and the environment has been adequately protected.

Preparing the General Plan
In early 2020, the City launched the General Plan Update process to ensure future growth reflects the community’s evolving needs and priorities. The updated Plan addresses emerging issues such as community health, climate change, housing, shared mobility, and the impact of online shopping. roughout the process, the City offered multiple opportunities for public participation in shaping the Plan (see Community Engagement section below).

Community Engagement
The General Plan was shaped through robust public engagement program that provided an opportunity for all community members to be involved in the General Plan update process. The City gathered community input through the following methods:
76 1. INTRODUCTION
Introduction | November 2025 | INT-11

1. In-person and virtual community workshops;

2. General Plan Update website;

3. eBlasts;

4. Circulation Element Advisory Committee meetings;

5. Education and Lifelong Learning Element Advisory Committee meetings;

6. Parks and Recreation Element Working Group meetings; and

7. Planning Commission and City Council meetings, study sessions, and public hearings.

Community Workshops
The update process involved multiple opportunities for the public to engage in the development of the 2040 General Plan. The City gathered community input through the following methods:
• On February 18, 2020, the City held their annual State of the City at the Boys and Girls Club Clubhouse. The event led with a presentation and was followed by an open house to discuss the General Plan Update. The purpose of the open house was to provide an overview of the General Plan Update, relay opportunities to get involved in the process, collect input on issues and opportunities that should be addressed through the Plan, and receive initial feedback on a citywide vision for American Canyon.
• On April 13 and 27, 2022, the City hosted (via Zoom) two, separate, yet identical workshops. The purpose of these workshops was to introduce the Housing Element and new State requirements, as well as an opportunity for the public to provide comments on housing concerns in the community.

General Plan Update Website
To help expand the outreach efforts of the General Plan, this project included a project website to provide information on the process including information on the General Plan, meeting dates and locations, and related documents. The City used regular updates to the project website throughout the update process to keep community members informed and involved.
77 INT-12 | Introduction | November 2025
eBlasts
Throughout the update process, the City sent timely eBlasts to the General Plan contact list, which included elected and appointed officials, City Staff, stakeholders, and engaged community members. People could join the contact list through a link on the project website, by signing-in at a General Plan community workshop or public meeting, or by directly contacting the City of American Canyon.

Circulation Element Advisory Committee Meetings
The Circulation Element Advisory Committee recommended a road alignment for the “West Side Connector,” along with programs and policies for multi-modal transportation solutions throughout the City.

Education and Lifelong Learning Element Advisory Committee Meetings The Education and Lifelong Learning Element Advisory Committee provided recommendations for educational needs for all residents, including children younger than public school age and adults of post-secondary education age and seniors.

Parks and Recreation Element Working Group meetings
The Parks and Recreation Element Working Group will provide recommendations to meet the parks and recreation needs of all residents and it is anticipated that this effort will effectively result in a new Parks and Community Services Master Plan.

Planning Commission and City Council Meetings, Study Sessions, and Public Hearings
The City held various Planning Commission and City Council meetings, study sessions, and public hearings throughout the update process to inform decisionmakers and the public, discuss key milestones, and provide direction for the next steps.
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Introduction | November 2025 | INT-13
Analyses Informing the General Plan
Existing Conditions StoryMap. The Existing Conditions StoryMap tells the story of American Canyon – where it has been, where it is today, and the trends that will shape its future and focuses on providing the foundational information about the physical, natural, cultural, and economic conditions and trends that set the stage for updating the General Plan. The Existing Conditions StoryMap can be found at:
https://storymaps.arcgis.com/collections/25c8ec4f9c09494a9767468e3dcbfe1f?item=1 Organization of the General Plan
Table INT-1 shows how the elements of the American Canyon General Plan are organized to meet the requirements of State law.

INT-Table 1: Elements of the American Canyon General Plan American Canyon Elements
State Mandated
Land UseCirculationHousingConservationNoiseOpen SpaceSafetyEnvironmental JusticeOptional Elements

2. Land Use ◼ ◼

3. Housing ◼ ◼ ◼

4. Mobility ◼

5. Utilities ◼ ◼

6. Culture, Environment and
Sustainability ◼ ◼ ◼

7. Parks, Recreation and Open Space ◼ ◼

8. Safety ◼ ◼ ◼

9. Environmental Justice ◼ ◼
79 INT-14 | Introduction | November 2025
The General Plan is organized into 10 chapters (an introductory chapter, eight elements, and a glossary), allowing users to find topics or sections that interest them. The policies throughout all elements work together and users must consider them comprehensively when making planning decisions. The chapters of the General Plan are as follows.

1. Introduction
The Introduction chapter provides an overview of the General Plan, its use and maintenance, the process used to develop the 2040 General Plan, and the Vision and Guiding Principles. This chapter also includes a Reader’s Guide that provides useful information on how to read and use the goals, policies, and implementation programs presented in each element.

2. Land Use Element
The Land Use Element establishes the pattern and intensity of land use in the city and sets forth policies and standards to guide future development.

3. Housing Element
The Housing Element ensures that there is adequate land in place to accommodate American Canyon’s fair share of new residents. Housing Elements are updated on separate cycles per State law. The current Housing Element will cover the time span from 2023-2031 and will address housing needs in the city in compliance with State housing law.

4. Mobility Element
The Mobility Element focuses on providing a balanced, multimodal transportation network that meets the needs of all users of streets, roads, and highways for safe and convenient travel.

5. Utilities Element
The Utilities Element guides decision-making concerning public and private infrastructure and utilities, including water, wastewater, flood control, solid waste, and energy utilities.
80 1. INTRODUCTION
Introduction | November 2025 | INT-15

6. Culture, Environment, and Sustainability Element
The Environment Element aims to preserve, protect, and enhance the natural, cultural, and historical resources that make American Canyon a unique place.

7. Parks, Recreation, and Open Space Element
The Parks, Recreation, and Open Space Element focuses on conserving the city’s park and open space environments for present and future residents, as well as enhancing important attributes to American Canyon that provide recreation for residents and visitors.

8. Safety Element
The Safety Element establishes a policy framework for protecting people and property from unreasonable risks from natural disasters, noise, and other events. It also focuses on disaster and emergency response.

9. Environmental Justice Element
The Environmental Justice Element establishes a policy framework for encouraging and supporting local efforts to increase participation in the local political process and to improve local conditions relative to environmental justice issues. The themes covered in this element lay the foundation for creating a more equitable and inclusive city for all residents of American Canyon.

10. Glossary
This chapter provides a definition of the key terms used in the General Plan.
81 INT-16 | Introduction | November 2025
Readers’ Guide
Goals and Policies
Each element contains the goals and policies that the City will use to guide future land use, development, resource management, and environmental protection decisions. Figure I-3 explains the standard format for goals and policies, using a sample goal and policy.

INT-Figure 3: How to Read Goals and Policies
82 1. INTRODUCTION
Introduction | November 2025 | INT-17
Goal
A goal is a statement that describes in general terms a desired future condition or “end” state. Goals describe ideal future conditions for a topic and tend to be very general and broad.

Policy
A policy is a clear and unambiguous statement that guides a specific course of action for decision-makers to achieve a desired goal.
“Shall” vs. “Should”
Policies and implementation measures throughout the General Plan use terms such as “shall” and “should” to define the intentions of the City relative to these components. These modifiers are used as follows in the General Plan:
“Must” or “shall” or “required” are used to signify a mandatory requirement that the City will follow. For example, Policy U-4.4 says: “Continue to participate in the National Flood Insurance Program. To this end, the City shall ensure that local regulations are in full compliance with standards adopted by the Federal Emergency Management Agency (FEMA).”
Words such as “should” or “may” are used to signify a less rigid directive, that will be honored in the absence of compelling or contravening considerations.

For example, Policy U-2.5 says: “Subject to State regulations and organizational capacity, consider new ways that recycled water can replace potable water. ” This provides flexibility in addressing the policy in the context of the project or proposal.

Implementation Programs
Many policies will be implemented as part of routine City operations, and some policies require specific actions. The final section of each Element includes a table of implementation programs in a format illustrated on Figure I-4. Each implementation program will be evaluated in light of City resources, such as financial, staffing, and technology over the 20-year planning period. 83 INT-18 | Introduction | November 2025
INT-Figure 4: How to Read Implementation Programs
Maintaining the General Plan
Over time, the City’s population will likely increase, its goals will evolve, and the physical environment will change. In order for the General Plan to remain relevant to current needs, it must be monitored and periodically revised to respond to changing conditions and needs over time.

The General Plan should be reviewed annually, with a more comprehensive and thorough review and revision done every ten years to reflect changes in local conditions, new local priorities, or State law. Though not required, many cities and counties will undertake a technical review of their general plan five years after adoption. State law permits the General Plan to be amended up to four times in any calendar year unless special conditions apply as defined by Government Code Sections 65358(c) and (d). Each amendment may contain more than one change to the General Plan.
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Introduction | November 2025 | INT-19
General Plan Amendments can be initiated by the City or at the request of a property owner. Each General Plan Amendment is subject to review under the California Environmental Quality Act (CEQA) and goes through a public review process, including hearings with the Planning Commission and City Council.

While specific findings may be applied on a project-by-project basis, at a minimum the following standard findings shall be made for each proposed General Plan amendment:

1. The amendment is deemed to be in the public interest;

2. The amendment is consistent and/or compatible with the rest of the General Plan and any implementation programs that may be affected;

3. The potential impacts of the amendment have been assessed and have been determined not to be detrimental to the public health, safety, or welfare; and

4. The amendment has been processed in accordance with the applicable provisions of the California Government Code, the California Environmental Quality Act (CEQA), and the City’s Municipal Code.

City-initiated amendments, as well as amendments requested by other public agencies, are subject to the same basic process described above to ensure consistency and compatibility with the General Plan. This includes appropriate environmental review, public notice, and public hearings, leading to an official action by the City Council.
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Land Use
The Land Use Element goals, policies, and programs strategically accommodate future growth and community vision while preserving and enhancing the qualities that make American Canyon a great place to live and work. The Element contains the Land Use Diagram, a map of land uses within the planning area, and a description of the land use designations.
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Land Use Diagram and
Designations
The Land Use Element designates land uses that achieve the development vision for the city through the 2040 planning horizon year. The core of the Land Use Element is the land use diagram and land use designations that distinguish the various land uses in the City. Corresponding levels of intensity, density, and allowable uses are defined in this section, as required by Government Code Section 65302(a).

The General Plan development projections were determined by analyzing vacant and underutilized parcels within the city and the realistic level of development potential based on what is allowed under the applicable land use designation factoring for known physical constraints and/or regulatory requirements.

Planning Boundaries
The following planning boundaries are recognized as part of the American Canyon General Plan:
• City Limit. The political boundary within the incorporated city limits.

American Canyon has land use authority over all land within its city limits.
• Sphere of Influence. The Local Agency Formation Commission (LAFCo) establishes the Sphere of Influence (SOI), which defines the probable future incorporated City boundary. An SOI typically includes areas where the City already has or plans to have responsibility to provide municipal facilities and services.
• Urban Limit Line. The City’s Urban Limit Line was adopted by the City Council in response to a 2008 voter initiative (Resolution 2008-106).

This Urban Limit Line was coordinated with Napa County to be consistent with the County’s General Plan and City-centered urban growth policies. The 2040 General Plan extends the existing ULL indefinitely from a 2030 expiration date and includes consideration of an addition of the Hess/Laird Property northeast of the city’s current Important Note
It is common for the Land Use
Diagram to be updated over
time. Please check with the
American Canyon Community
Development Department,
Planning Division, to ensure
you have the current version.
89 LU-4 | Land Use Element | November 2025
ULL which addition will occur concurrently with the indefinite extension of the ULL.
• General Plan Planning Area. A General Plan, pursuant to State law, must address all areas within the jurisdiction’s Planning Area that bears a physical relationship to the long-term planning of the city.

Consistent with this principle, the General Plan Planning Area includes the City of American Canyon Water and Sewer Service area, City, SOI, and ULL. Unincorporated Napa County has land use authority within the Extraterritorial Water and Sewer Service area, however, as the Water and Sewer Service provider, the City’s Extraterritorial Water and Sewer Service area bears relation to the City’s planning consistent with Gov. Code §65300.

Figure LU-1, the General Plan Planning Area Diagram, shows the planning boundaries that make up the General Plan Planning Area. 90 Land Use Element | November 2025 | LU-5
Figure LU-1 Planning Area Boundary
91 LU-6 | Land Use Element | November 2025
Land Use Diagram
Figure LU-1, the General Plan Land Use Diagram, shows the distribution of the land use designations within the City’s Planning Area. There are 14 residential, commercial, mixed-use, and public/quasi-public uses land use designations within the City’s Planning Area.

The Land Use Diagram is intended to be more general than the Zoning Map.

While the Land Use Diagram guides zoning, it is not the same as the City’s Zoning Map. Each land use designation has one or more corresponding compatible zoning districts. Whereas the land use designations are intentionally broad, the zoning designations are more detailed and provide specific development standards, including permitted and conditional uses, building heights, setbacks, lot coverage, and parking requirements.

Land Use Designations
Table LU-1 describes the land use designations along with their corresponding density/intensity standards:
• Designation. This provides the name of each land use designation and the acronym used when referring to the designation.
• Color. Each land use designation has an assigned color used in the Land Use Diagram (Figure LU-2).
• Description. This describes the purpose and application of each land use designation. The City’s zoning regulations provide further detail about uses allowed and permitted in zoning districts that implement the land use designations.
• Density/Intensity Standards. This describes development density or intensity. Designations allowing residential uses include a minimum and maximum density, expressed as dwelling units per acre (du/ac).

Non-residential uses include maximum building intensity standards, expressed as Floor Area Ratio (FAR), which is defined below. Some non-residential land use designations also allow residential uses and include density standards as well.
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Residential Density
Development is defined by allowed density (minimum and maximum) measured in dwelling units per acre (du/ac). Residential density is calculated by dividing the number of dwelling units on a site (excluding accessory dwelling units) by the gross acreage of the site. The image to the right shows examples of different residential densities for a one-acre area.

State planning law requires general plans to
include standards for measuring population
density. Population density is determined by
multiplying the maximum number of dwelling
units allowed in a given land use designation
by the average number of persons per
household (as determined by the California
Department of Finance). Standards of
density for residential uses are stated as the allowable range (i.e., minimum and maximum) of dwelling units per gross acre (du/ac).

Floor Area Ratio (FAR)
Standards of building intensity for nonresidential uses such as office, commercial, industrial, and institutional development are defined in terms of floor area ratio (FAR). FAR is an indicator of how much building space is permitted on a given site. In the case of mixed-use developments that include residential uses, density standards are applied to the residential component while FAR standards are applied to the nonresidential component. A site includes all contiguous parcels that will share parking or access. 93 LU-8 | Land Use Element | November 2025
While FAR describes overall development intensity, it does not specify the form or character of the building. Different building configurations can result in the same FAR. To enable building configurations of allowed FARs consistent with community vision, zoning regulations identify height limits, building setbacks, lot coverage, or open space requirements to guide the form of buildings with a given FAR.
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LU-Figure 2: Land Use Diagram
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LU-Table 1: Land Use Designations
Residential Estate (RE)
This designation allows for single-family residential development. This designation is characterized by detached single-family residences on large parcels.

Density/Intensity Range
• Density: 1.0 to 2.0 du/ac
• Intensity: N/A
Residential Low (RL)
This designation allows for single-family residential development in both an attached and detached format.

Density/Intensity Range
• Density: 2.0 to 5.0 du/ac
• Intensity: N/A
Residential Medium (RM)
This designation allows for the development of multi-family dwellings and mobile home parks.

Density/Intensity Range
• Density: 5.0 to 12.0 du/ac
• Intensity: N/A
Residential High (RH)
This designation allows for the development of multi-family dwellings at a variety of densities. This designation also includes two sub-designation of RH1 and RH-2. The only difference between the two sub-designations is the allowable density.

Density/Intensity Range
• Density:
• RH-1: 16.0 to 20.0 du/ac
• RH-2: 0.0 to 20.0 du/ac
• Intensity: N/A
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Commercial Recreation (CR)
This designation allows for allows for development of recreation and wineryoriented uses.

Density/Intensity Range
• Density: N/A
• Intensity: 0.01 FAR
Industrial (I)
This designation allows for the continuation of existing and development of new industrial uses that capitalize upon the geographic advantages of the City (including adjacency to Napa County Airport and the railroad). The agricultural production of the region and emerging types of businesses,such as "thematic" and "environmental" based industries, offer opportunities for the clustering of key economic sectors, and maintain the environmental quality of the City.

Density/Intensity Range
• Density: N/A
• Intensity: 0.5 to 0.7 FAR
Public (P)
This designation allows for the continuation of existing and expansion of governmental administrative, recreation, public safety, human service, cultural and educational, infrastructure, utility infrastructure, and other public land uses and facilities to support the existing and future population and development of the City.

Density/Intensity Range
• Density: N/A
• Intensity: 0.01 FAR
Open Space (OS)
This designation preserves the important environmental resources of the City including significant wildlife habitats and vegetation, hillsides and canyons, creeks, rivers, and wetlands.

Density/Intensity Range
• Density: N/A
• Intensity: 0.01 FAR
97 LU-12 | Land Use Element | November 2025
Specific Plan (SP)
This designation reserves land for designated specific plans within the City.

Density/Intensity Range
• Density: Dependent on the approval of individual Specific Plans. • Intensity: Dependent on the approval of individual Specific Plans.

Special Study (SS)
This designation allows certain parcels as "special study" areas that may be needed for future urban growth, but for which appropriate land use designations have yet to be determined.

Density/Intensity Range
• Density: TBD
• Intensity: TBD
Town Center (TC)
This designation allows for the development of a Town Center that physically and functionally serves as the symbolic and identifiable focus of community activities and events for the City and which is a regional destination within Napa Valley. The Town Center shall have two principal land use areas: (s) Town Center Core Area, and (b) Town Center Residential Neighborhoods. The Town Center Core Area shall mean the area around the basalt industrial ruins which will be developed with the land uses to create a true "downtown” for American Canyon. The Town Center Residential Neighborhoods shall mean the residential areas portion of Town Center that surrounds the Town Center Core Area.

Density/Intensity Range
• Density: Dependent on the approval of individual Specific Plans. • Intensity: Dependent on the approval of individual Specific Plans. 98 2. LAND USE
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Future Study Area
As part of the General Plan update the City identified a future study area (Figure LU-3) that has the potential for additional growth. This future study area encompasses the Hess/Laird property which is currently located within the jurisdiction of Napa County and was recently general planned and rezoned for industrial uses by the County. As a Future Study Area, the General Plan does not identify specific uses for the Hess/Laird property under CEQA at this time and it would be speculative to evaluate any specific uses at this time.

When the City evaluates this Study Area for inclusion in the City’s Urban Limit Line, the process will evaluate future uses as part of a subsequent CEQA analysis.
99 LU-14 | Land Use Element | November 2025
LU-Figure 3: Future Study Area
100

2. LAND USE
Land Use Element | November 2025 | LU-15
Goals and Policies1
Growth Management and Phasing
The city of American Canyon was incorporated on January 1, 1992. Since then, the city has grown to a population of more than 21,000. American Canyon is home to three elementary schools, one middle school and one high school and dozens of businesses. Positioned along Highway 29 in Southern Napa County, the city is the SF Bay Area’s entry point to the Napa and Sonoma Valley wineries.

The City’s focus is on strengthening the local economy and increasing job opportunities in American Canyon to enable more residents to work closer to home and sustain and enhance the long-term economic viability of the city.

The City is also focused on capitalizing on tourism and preserving the unique environmental resources and character of the area. Revitalization of vacant and underutilized properties and quality new development are key to the city’s future. Policies in this section give American Canyon the tools to grow and change through 2040. They provide structure and guidance, while allowing flexibility to adapt to economic, environmental, and social change.

Goal LU-1:

Establish American Canyon as a "complete city” with a diversity of distinct land uses that serve the needs of residents, businesses, and visitors.

Policies
LU-1.1: Balance of Land Uses. Establish a diversity of land use designations that provide for housing, commercial,
employment, educational, cultural, entertainment, and
recreation needs of residents; capture visitor and tourist activity; provide employment opportunities for residents of the greater subregion; and provide open space and aesthetic relief from developed urban/suburban areas.

LU-1.2: Pattern of Development. Support a pattern of development that establishes distinct neighborhoods, districts, places of 1 Sustainable policies are noted with a green leaf.
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community activity, and culture and open spaces that are interlinked and promote a cohesive image; locates jobs, commerce, recreation, and other places of community activity within close proximity to housing, minimizing the need for vehicular use; achieves a balance of uses to serve both sides of Highway 29; and establishes an overall compact urban form surrounded by open space.

LU-1.3: Open Space. Provide adequate open space and recreational facilities to ensure a high-quality environment for American Canyon's residents.

LU-1.4: Compact Development Pattern. Maintain a compact development pattern that fosters a walkable and bikeable urban form.

LU-1.5: Infrastructure Coordination. Ensure new development consistent with the Land Use Plan is coordinated with
adequate public infrastructure (e.g., transportation facilities, capital improvements, wastewater collection and treatment, water supply, electrical, natural gas, telecommunications, solid waste disposal, and storm drainage) and public services (e.g., governmental administrative, police, fire, recreation).

Residential
Residential neighborhoods provide the heart of daily life and social interactions with friends, family, and neighbors. The General Plan encourages residential neighborhoods with connectivity, pedestrian safety, neighborhood character, and housing choice.

Goal LU-2:

New and expanded residential neighborhoods include a range of housing opportunities to meet the physical, economic, and social needs of the population, are designed to exhibit a high quality and character, contain appropriate supporting services, and reflect their environmental setting.

LU-2.1: Housing Inclusiveness. Within each neighborhood, support development of diverse housing types and lot sizes to
accommodate a range of affordability levels and socioeconomic diversity. 102

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LU-2.2: Provide Public Facilities and Parks. Establish and maintain public facility and park standards for new residential and commercial development.

LU-2.3: Objective Design Standards. Establish objective design standards that convey a high level of quality and character in new residential development.

LU-2.4: Nonresidential Structures in Residential Neighborhoods.

Require nonresidential structures in new development (e.g., recreation facilities, community meeting rooms and
auditoriums, neighborhood commercial, services, and
religious facilities) be designed to be compatible with and convey the visual and physical scale and character of
residential structures.

LU-2.5: Active Transportation. Increase walking and bicycling opportunities by implementing pedestrian and bicycle plans and link recreation and commercial services to residential areas with safe and protected pedestrian walkways and
bicycle paths.

Commercial
Commercial uses provide needed retail goods and services for residents, employees, and visitors. They are places for commerce, employment, entertainment, culture, and, in some case, living in proximity to these uses.

Pedestrian-oriented activities are encouraged that welcome customers with plazas and informal gathering places. Commercial uses accommodate development of property exclusively for commercial and employment uses (without housing) and/or mixed-use projects that integrate housing with retail, office, community facilities, and other uses within the same structure or on the same site. They can also integrate community-serving uses, such as public meeting rooms and daycare facilities in key activity areas. Commercial uses should be designed to operate in harmony with adjacent neighborhoods and uses through the siting of buildings, transitions in scale, and land use mix 103
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Goal LU-3:

Attractive and vibrant neighborhoods, community, and regional commercial centers with convenient shopping, services, entertainment, and social interaction.

LU-3.1: Diversity of Commercial Uses. Provide for a diversity of retail and service commercial uses that support multiple
neighborhoods and the greater community, reduce the need for trips to adjacent jurisdictions for goods and services, and provide shopping and service opportunities for commuters, visitors, and tourists.

LU-3.2: Unique Viewsheds. Accommodate commercial uses on Oat Hill that capitalize on the unique views of the Napa River, San Francisco Bay, and Napa Valley, site topography, and other natural characteristics.

LU-3.3: Unwanted Glare. Prevent glare with commercial lighting designed to illuminate within the property line in accordance with safety standards.

LU-3.4: High Activity Areas. Require entertainment, drinking establishments, and other similar uses provide adequate physical, safety, and operational measures.

LU-3.5: Napa River Public Access. Encourage development of a kayak launching facility on the Napa River.

Goal LU-4:

Improve the appearance and functionality of the Highway 29 corridor and establish a Town Center to provide for economically sound local- serving commercial development.

LU-4.1: Retail and Office Development. Designate enough land to attract new retail and office development to meet the needs of the current and projected residents, as well as to retain potential sales tax revenue in the City.

LU-4.2: Tourism. Provide and promote opportunities for uses which capitalize on the City's proximity to the wine country and the 104

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airport, as well as take advantage of the city's natural resources, including tourist- supported commercial activities, such as a wine train depot, winery outlets, hotel, and golf course.

LU-4.3: Diversification. Diversify by attracting, promoting, and retaining small businesses, establishing the city's niche as a provider of specialty stores and a broad range of services.

LU-4.4: Business Retention. Establish an outreach program to encourage existing businesses that are in conformance with the General Plan to remain in or at their current locations.

LU-4.5: High Sales Tax Generating Uses. Modify existing zoning regulations as necessary to encourage long-term retention of high sales tax generating uses, such as lumber yards.

LU-4.6: Commercial Uses in Industrial Zones. Increase the flexibility of industrial zoning regulations to allow for certain types of specialty retail uses that are compatible with industrial uses.

LU-4.7: Highway 29 Improvements. Enhance the city's existing tax base through the improvement and maintenance of the
Highway 29 commercial corridor,
LU-4.8: Small Scale Commercial Development. Provide for small scale commercial development that would serve residents as well as take advantage of tourism or commuter traffic.

LU-4.9: Commercial Clustering. Encourage the clustering of commercial activities along Highway 29 to provide more
attractive and cohesive facilities while minimizing potential circulation conflicts.

LU-4.10: Create Town Center. Improve and strengthen the city' s identity though the creation of a Town Center as the principal government and commercial center and designate enough
land to accommodate future demand for neighborhood and
community- serving retail and commercial development.

LU-4.11: Small Community Atmosphere. Encourage the development of small specialty stores in the Town Center to promote a small community atmosphere.
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LU-4.12: Marketing Program. Periodically assess market conditions, including population growth in the city and neighboring Vallejo and when appropriate, establish an aggressive
marketing program to effectively compete with neighboring cities to attract desired commercial uses.

Industrial
Industrial centers provide manufacturing, research and development, flex space, industry incubators, and similar uses that range from business parks, warehouses, and distribution facilities to manufacturing. This designation supports “clean” industries and agricultural and wine-related industries that take advantage of the education and skills of the local and regional population.

Industrial designations promote improvements in site planning to create places with attractive architecture and landscaping, and make employment areas accessible to pedestrians, bicyclists, and transit. They also support the integration of limited additional employment support uses such as retail and services.

Goal LU-5:

Industrial usesthat provide employment for residents of American Canyon and the surrounding region andcontribute significantrevenue for the city.

LU-5.1: Industrial Development Compatibility with Existing Uses.

Require new industrial development be designed to achieve a high level of quality and compatibility with existing uses including architectural treatment of all building elevations; use of extensive landscape along the primary street frontages and parking lots; and enclosure of storage areas visible from principal highways (including Highway 29) and peripheral residential and commercial districts with decorative screening or other elements.

LU-5.2: Industrial Development Unified Character. Require new industrial development be designed to convey a unified
character by inclusion of pedestrian walkways, arcades, an/or other visual elements to interconnect individual buildings; differentiation of building facades by materials, color, architectural details, and modulation of building volumes; use of consistent and well-designed public and informational 106

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signage; and installation of elements that define the key entries to the industrial district.

LU-5.3: Truck Access. Require truck access be controlled so it is safe and efficient and minimizes exposure to adjacent residential neighborhoods.

LU-5.4: Industrial Operations. Where industrial uses are located adjacent to residential neighborhoods, require that their operations be controlled to prevent adverse impacts (e.g., noise, light and glare, and odors) on adjacent property and appropriate measures implemented to buffer these uses (e.g., setbacks, landscaping, and earthen berms).

LU-5.5: Prevent Adverse Impacts. Control, through the permit process, the development of industrial uses that use, store, produce, or transport hazardous materials in threshold
planning quantities, generate unacceptable levels of noise or air emissions, or result in other impacts that adversely impact American Canyon.

Goal LU-6:

A diversified industrial base that provides employment opportunities for residents and generates fiscal revenues for the City.

LU-6.1: New Compatible Industries. Increase the number of firms within the industries now represented in the City and capture new, clean, nonpolluting industries that are stable and compatible with City needs in terms of traffic, air quality, and employment.

LU-6.2: Industrial Development Standards. Establish design and FAR standards for industrial buildings which will create and maintain an attractive image for American Canyon's industrial areas without imposing overly restrictive regulations.

LU-6.3: State grants. Pursue available State grants that would assist the City and private property owners in enhancing
infrastructure in the industrial areas.
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LU-6.4: Accommodate Projected Industrial Growth. Designate enough land to accommodate projected demand for industrial space by 2040.

Public and Institutional
American Canyon has many public and private institutional uses, that provide government services, education, recreation, and medical services. This goal and its supporting policies are designed to ensure that public and institutional land uses enhance the quality of life of residents and meet the service needs of the community. Policies encourage public and quasi-public uses to be designed and operated in a manner that is compatible with surrounding properties.

Goal LU-7:

Sufficient public and institutional uses that meet the needs of the residents of American Canyon.

LU-7.1: Adequate Public Facilities. Provide governmental administrative, recreation, public safety, human service, cultural and educational, infrastructure, utility infrastructure, and other public land uses and facilities to support the existing and future population and development of the City.

LU-7.2: Electric Transmission Corridors. Limit the development of uses within electrical transmission corridors to ensure adequate public health and safety.

LU-7.3: Utility Modernization. Coordinate new development with policies in the Utilities Element to improve American Canyon’s resilience to increasing utility demands and system hardening to climate change and natural disasters.

LU-7.4: Public Facility design. Establish standards for the City and coordinate with other public agencies to ensure that public buildings and sites are designed to be compatible in scale, mass, character, and architecture with the existing buildings and pertinent design characteristics prescribed by this General Plan for the district or neighborhood in which they are located. 108

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LU-7.5: PG&E Facility Landscaping. Work with Pacific Gas and Electric Company to facilitate landscaping of their site and facilities at the intersection of Highway 29 and American Canyon Road.

Neighborhoods, Boulevards, and Districts
American Canyon features safe and friendly residential neighborhoods; a few notable rural residential areas; an increasing balance of needed multi-family communities; a commercial core centered along Broadway; , a vibrant, growing industrial park to the north; and open space that envelopes the City to the east and west. The goal and policies in this section are intended to support the continued development of unique neighborhoods, boulevards, and districts.

Goal LU-8:

Harmonize new neighborhoods and districtsinto the existing community fabric.

LU-8.1: Distinct Neighborhoods, Boulevards, and Districts. Assure that new development supports the differentiation of the neighborhoods, boulevards, and districts of the City by their functional role, uses, form, scale, and character of
development.

LU-8.2: Objective Design and Development Standards. Require new development to comply with the City’s objective design and development standards to maintain long- term, high-quality development.

LU-8.3: Placemaking. Encourage development of an “American Canyon Vernacular” architectural style by encouraging new development to reflect the architectural styles of newer development located nearby.

LU-8.4: Public Gathering Spaces. Encourage new retail development to include formal and informal public gathering spaces
through a variety of means, such as pedestrian-oriented street design; sidewalk furniture and pedestrian-oriented
development; well-designed, multi-use public spaces of
different sizes including pocket parks, plazas, and monuments; and community events.
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LU-8.5: Public Art. Encourage new development to include public artwork and accommodate public art at key gateways, parks, open spaces, trails, and public gathering places.

Airport Compatibility
The Napa County Airport Land Use Compatibility Plan (NALUCP) was adopted by the Napa County Airport Land Use Commission (ALUC) on December 4, 2024. The NALUCP is incorporated into the General Plan as a standalone document identified as Appendix 3 Napa County Airport Land Use Compatibility Plan.

Goal LU-9:

Ensure development within American Canyon is consistent with the Napa County Airport Land Use Plan.

LU-9.1: Airport Compatibility. Within the time limits specified by Government Code 65302.3(a), the City shall amend, as
applicable, the zoning ordinance and specific plan(s).

LU-9.2: Nonconforming Uses. The City shall amend the Zoning Ordinance to incorporate policies that address changes to existing nonconforming uses consistent with the NALUCP.

LU-9.3: Airport Authority Coordination. Consistent with Public Utilities Code Section 21676(b), prior to approving Actions indicated in Paragraphs (a) and (b), the City shall refer the Action to the ALUC for determination of consistency with this ALUCP. Land Use Actions always requiring ALUC review
include:
(1) Local Agency adoption or approval of any new general plan, specific plan, or facility master plan, or any amendment thereto, that affects lands within an Airport Influence Area.

This includes actions that are applicable throughout a land use jurisdiction as well as for development proposals for an individual site.
(2) Local Agency adoption or approval of a zoning ordinance or building regulation, including any proposed change or variance to any such ordinance or regulation, that (a) affects 110

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land within an Airport Influence Area and (b) involves the types of airport impact concerns listed in Policy 2.3.1(a). (3) Land Use Actions for which a Special Conditions Exception is being sought under Policy 3.2.4.

LU-9.4: Projects Exempt from the NALUCP. The NALUCP does not apply to existing land uses as described in California Public Utilities Code 21670(a) and 21674 (a).

LU-9.5: Projects Subject to City Review Except for projects that require Napa County Airport Land Use Commission Review or are exempt, all new development within the City that is subject to the NALUCP shall be evaluated consistent with the procedures in NALUCP Section 5.1.

Quality of the Built Environment
American Canyon has a unique identity that the General Plan seeks to enhance by providing a policy framework for the preservation of resource lands and the design of new development. Tasteful development projects, beautiful landscaping, and a lack of visual clutter create an appealing community for residents and visitors. American Canyon has many areas with excellent community design characteristics, and others that need attention. The policies in this section seek to ensure neighborhoods are developed and maintained as high-quality living environments that support American Canyon’s community character.

Goal LU-10:

Foster a community image that promotes and enhances American Canyon as a desirable place to live and do business.

LU-10.1: City Gateway. Seek to improve the scenic character of SR 29 as an important gateway into the City through
undergrounding utilities; increased landscaping and street tree planting; and appropriate architectural character.

LU-10.2: City Identity. Promote public art, historic structures, and landmarks to reinforce American Canyon’s identity.

LU-10.3: City Livability. Promote a diversity of compatible land uses throughout the city to enable people to live close to job 111
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locations, have adequate and convenient commercial services, and enjoy public amenities and services such as transit, parks, trails, and schools.

LU-10.4: City Livability. Support an active and comfortable public realm by incorporating street trees, shade opportunities, benches, trash receptacles, public restrooms, and other features that contribute to an attractive and enjoyable space in city parks, trails, and streetscapes.

LU-10.5: Economic Adaptation. Support flexibility in land uses designations to respond to changing and evolving economic needs.

LU-10.6: Landscaping Plans. Require that new development subject to discretionary review submit and implement a landscaping plan consistent with City standards and requirements.

LU-10.7: Property Maintenance. Require properties be properly maintained consistent with the neighborhood preservation ordinance (Municipal Code Chapter 9.04) and discretionary development conditions of approval.

LU-10.8: Preserve Existing Trees and Vegetation. Require new development to preserve and incorporate existing mature and specimen trees and other significant vegetation into project design.

LU-10.9: Zero Water Footprint. Require new development offset the amount of increased potable water that will be consumed by their project on a one-to-one basis, including installing water efficient fixtures; using recycled water for non-potable uses when available; constructing dual plumbing buildings;
installing water wise landscaping and irrigation; and other appropriate measures.

LU-10.10: Code Enforcement. Actively enforce City codes to eliminate abandoned, wrecked, or inoperative vehicles in the front yards; overgrown weeds or unsafe or unsanitary living
conditions; accumulated trash and debris; and address other property maintenance issues to assure high-quality
neighborhoods, commercial districts, and industrial areas. 112

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Land Use Element | November 2025 | LU-27
LU-10.11: Property Maintenance Programs. Promote programs and work with local service organizations and educational
institutions to inform residential, commercial, and industrial property owners and tenants regarding methods for the
maintenance and upkeep of their property.

LU-10.12: Community-based Maintenance Efforts. Require communityand neighborhood-based efforts for the maintenance, upkeep, and renovation of structures and sites.

LU-10.13: Climate Change Adaptation. Support efforts to construct needed infrastructure that helps the City adapt to climate change.

LU-10.14: Safe Pedestrian and Bicycle Mobility. Improve bicycle and pedestrian safety throughout the city, consistent with the Mobility Element and implementing programs, such as Local Roadway Safety Plan.

LU-10.15: Housing Inclusion. Incorporate a variety of housing types into future development that is available to a range of incomes.

Urban Limit Line
Goal LU-11:

Maintain an Urban Limit Line for the City of American Canyon which describes its future geographic boundary.

LU-11.1: Lands Outside the Urban Limit Line. Meet and confer with Napa County to amend the Urban Limit Line during the term of the General Plan.

LU-11.2: Public Uses Outside the Urban Limit Line. Acquire lands for public uses and construct and operate public facilities outside of the City Urban Limit Line, if necessary and appropriate, provided that those facilities are designed to serve
development within the City Urban Limit Line.

LU-11.3: Preserve Agriculture and Open Space. Define the limits of urban development of the City, thus preserving agricultural and open space outside of the City Urban Limit Line as it may 113
LU-28 | Land Use Element | November 2025
be amended during the term of this General Plan on a longterm basis.

LU-11.4: Orderly, Sequential Annexation. Annex urbanized and vacant areas in the City's Sphere of Influence and Urban Limit Line in an orderly, progressive sequence.

LU-11.5: SOI Amendment. Meet and confer with Napa County and LAFCO to amend the City’s Sphere of Influence to include the “Hess and Laird” Properties and other properties at the direction of the City Council.

Economic Development
The City recognizes that it can facilitate private-sector investment and the creation of jobs by creating a business-friendly climate. The type and supply of the employment land uses in the city also provide important indicators of the ability of the City to meet the needs of the changing economy. Policies in this section seek to protect the industrial and commercial lands that provide jobs to many American Canyon residents. The policies also stress the importance of fair and predictable permit procedures, the removal of unnecessary regulatory barriers, and economic development programs as ways to attract privatesector investment to American Canyon.

Goal LU-12:

Improve the well-being of the entire community by leveraging job creation from medium to large- scale private construction projects to benefit American Canyon residents and the local economy.

LU-12.1: Living Wages. Require medium to large-scale private construction projects in American Canyon provide residents with employment opportunities that offer living wages and benefits.

LU-12.2: Local Pool of Skilled Labor. Increase the local pool of skilled construction labor in Napa and Solano County areas by
supporting apprentice programs for youth and veterans.

LU-12.3: Expedite New Construction Economic Benefits. Reduce time for private construction projects to be built, consume less time for City inspection, and enable new private construction 114

2. LAND USE
Land Use Element | November 2025 | LU-29
projects to contribute to the city economy sooner by
implementing City regulations that require medium to largescale private construction projects in American Canyon hire skilled construction employees.

LU-12.4: New Construction to Hire Local Residents. Require medium to large private construction projects hire a minimum
percentage of workers that live within American Canyon and the surrounding communities of Napa and Solano Counties.

Goal LU-13:

Improve economic conditions in American Canyon by capitalizing on the city's industrial land and promoting a mix of land uses which create quality jobs and foster fiscal stability.

LU-13.1: Maximize Economic Development. Support new industrial and business park and community-serving commercial
development to maximize the city's market and economic
development potential.

LU-13.2: Expand the Economic Base. Seek to expand the city's economic base and development opportunities through
planned annexation program that is linked to the General Plan.

LU-13.3: Home-Based Businesses. Continue to facilitate home occupation uses to enable residents to work from home while maintaining the quality and character of existing residential neighborhoods.

LU-13.4: Workforce Innovation. Consider specific needs for innovative businesses, including small businesses, incubator uses, livework spaces, artist studios, and small home-based businesses to foster entrepreneurship, workforce development, and
increased workforce participation.

LU-13.5: Best Practice Codes. Update zoning, building, and property codes to conform with recent best practices.

LU-13.6: Climate Adapted Utility Grid. Support efforts to develop a more resilient power grid by encouraging home microgrids, such as a solar energy systems with one or more electric battery storage backups and fossil fuel backup generators that 115
LU-30 | Land Use Element | November 2025
meet the stringent emission standards set by the Bay Area Air Quality Management District (BAAQMD).

LU-13.7: Internet of Things. Facilitate implementation of innovative electronic capabilities (IOT) with improved wireless
infrastructure technology throughout the city.

LU-13.8: Positive Fiscal Impacts. Promote growth that generates net positive fiscal impacts to the City to ensure that municipal services keep up with growing demand.

LU-13.9: Fiscal Impact Analysis. Require a fiscal impact analysis of new development to determine what costs of the new
development to the City, if any, may be subject to mitigation.

LU-13.10: Fiscal Impact Monitoring. Monitor the fiscal impact of new development activity to determine the optimal development phasing of new development to ensure that the costs of City services are balanced with revenues generated on a recurring basis.

LU-13.11: Rates, Taxes, and Fees Assessment. Periodically assess the structure of utility rates, business license taxes, and user fees to ensure that such rates and fees cover the true cost to the City.

LU-13.12: Streamlined One-stop Application Process. Expedite the growth of job-generating, quality businesses, and other high priority development by developing a streamlined, one-stop City application procedures.

LU-13.13: New Use Performance Standards. Establish a standard performance base for new uses. If a proposed use conforms to established standards, eliminate, or reduce the level of discretionary review.

LU-13.14: Industrial Performance Standards. Continue implementation of zoning standards that ensure industrial development is designed and operated to minimize—to the extent feasible— noise, heat, glare, dust, unscreened storage yards, air emissions, hazardous materials generation, and other negative effects.
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Land Use Element | November 2025 | LU-31
LU-13.15: Employment Retention. Support retention of industrial uses that provide high-paying local jobs within the city when possible.

LU-13.16: Employee Services. Encourage development of supporting commercial services such as dining, recreation, and childcare in the city’s industrial areas to provide convenient access to services for industrial workers.

LU-13.17: Occupancy Permit Requirements. Maintain occupancy permit requirements for new and existing buildings to monitor zoning compliance and business activity within the city.

LU-13.18: Development Review Process information. Prepare informational brochures that clearly describe the
development review process to the public.

Goal LU-14:

Capitalize on the city's physical resources to generate private commercial recreational opportunities.

LU-14.1: Commercial Recreation Opportunities. Explore opportunities to encourage private development related to commercial
recreation.

LU-14.2: Private Partnerships. Seek opportunities to partner with private for-profit and nonprofit organizations to facilitate new recreational opportunities.

LU-14.3: Land Use Strategies. Evaluate potential locations for commercial recreation opportunities that capitalize on the city’s physical resources and foster a healthier community.

General Plan Use and Maintenance
The American Canyon 2040 General Plan is designed to be a living document that reflects the City’s needs and desires, which will evolve over time. The effectiveness of the General Plan ultimately depends on how the City implements and maintains the General Plan over its lifetime. This section is designed to ensure that the City reviews and updates this General Plan to respond to current community needs and aspirations, and changes in State law.
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LU-32 | Land Use Element | November 2025
Goal LU-15:

An effective and implemented General Plan Land Use Map.

LU-15.1: Land Use Map. Maintain and implement a Land Use Map describing the types of allowed land uses by geographic location and the density of allowed uses within each
specifically identified designation (i.e., other than within the special study area).

LU-15.2: Zoning Designations. Amend zoning designations and maps to ensure they remain consistent with the General Plan Land Use Map (Figure LU-1).

LU-15.3: Land Use Element Compliance. Implement the
Nonconforming Uses, Structures, and Lots zoning standards to existing structures and uses which do not conform with the Land Use Element requirements and standards.

Goal LU-16:

A General Plan consistent with State law that provides a clear framework for ongoing administration and maintenance, with rigorous and efficient implementation.

LU-16.1: Five-year General Plan Review. Conduct a technical review of the General Plan every five years and revise and update as necessary to assure compliance with State law and
responsiveness to current City needs, including a jobs/housing balance and adequate municipal revenues to maintain
adequate level of public services.

LU-16.2: Implementation Program Monitoring. Maintain and annually review the General Plan Implementation Programs. As part of this process, the City shall update the prioritization of programs based on applicability, relevance, timing of
initiation, and availability of funding.

LU-16.3: Housing Element Update. Update and implement a Housing Element every eight years that provides policy and programs to encourage the provision of safe, well-designed, accessible, sanitary, and affordable residential areas where people of all 118

2. LAND USE
Land Use Element | November 2025 | LU-33
ages can live, work, and play. This includes an equitable distribution of parks and public facilities to all residential areas consistent with legal requirements.

LU-16.4: General Plan/Zoning Consistency. Review the Zoning Ordinance standards and amend as necessary to ensure
consistency with the General Plan.

LU-16.5: Zoning Standards Update. Periodically review the Zoning Ordinance to ensure that the appropriate zoning districts have appropriate allowed uses and development standards to
accommodate the building and site needs associated with new and emerging industries.

LU-16.6: Programmatic Environmental Review. Take advantage of streamline development review by conducting programmatic environmental review of General Plan policies and
development review.

LU-16.7: Community Outreach. Continually focus on improving methods to inform the public about land use policy
development and ongoing development decision making.

LU-16.8: Development Review Processes. Continually review development review processes to make them more
informative and easier to access through technological
capacity.

LU-16.9: Implementation Partnerships. Maintain and expand upon General Plan implementation of highly technical service delivery through partnerships with other governmental
agencies and nonprofit organizations, such as the City of Napa’s implementation of affordable housing policy, Fair Housing Napa Valley, Napa Sonoma ADU center and others. 119
LU-34 | Land Use Element | November 2025
Implementation Programs
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
A Objective Residential Design Standards
Prepare objecitve residential design
standards that reflect existing community
character and design as well as recent
development projects that are widely
accepted as successful, well-design
projects. The objective design standards
will enable the City to approved more
residential projects “by-right.”
LU-2.4
LU-10.5
Community
Development
◼
B Industrial Marketing Program
Support the Chamber of Commerce with its
efforts to market the City to new
businesses.

LU-6.2 City Manager
◼
C Permit Processing and Streamlining.

Continually seek methods to streamline
permit processing that assures proactive
review of priority development applications
in desired areas. Assign a specific staff
member to coordinate the permit process
for high priority development applications.

Prepare brochures that clearly define the
development review process to the public.

LU-11.7 Community
Development
◼
D Implement the Broadway District Specific
Plan
Prepare a fee program or other funding
program to pay for needed amenities, such
as parks, landscaping, stormwater
improvements, bicyle trails, and overhead
utility undergrounding.

LU-4.7
LU-4.8
LU-4.9
Finance
Department
Public Works
Parks and
Recreation
◼
E Fiscal Impact Analysis
Determine a threshold project size for new
development, above which a fiscal impact
analysis is required. Each fiscal impact
analysis shall analyze the potential projectspecific fiscal impacts and determine what costs to the City, if any, that may be subject
to mitigation.

LU-11.4 City Manager
Community
Development ◼
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Land Use Element | November 2025| LU-35
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2025
– 2030
2031
– 203
5 203
6 – 2040
Annual
Ongoing
F Fiscal Impact Monitoring
Annually monitor the fiscal impact of new
development activity to determine the
optimal development phasing of new
development, according to its net positive
or negative fiscal impact. In addition to
monitoring the fiscal impact by type of
development, the fiscal impact of
development in different locations should
be monitored. The purpose of such
monitoring efforts is to ensure that the
costs of services are balanced with
revenues generated on a recurring basis.

LU-11.5 City Manager
Community
Development
◼
G Five Year General Plan Review
Conduct a technical review of the General
Plan every five years and revise and update
as necessary to assure compliance with
State law and responsiveness to current
City needs, including a jobs/housing
balance and adequate municipal revenues
to maintain adequate level of public
services.

LU-15.1 Community
Development
◼ ◼
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122
Housing
State law recognizes the vital role local governments fulfill in the supply and affordability of housing.

State Law requires the American Canyon City Council to adopt a comprehensive, long-term General Plan for the physical development of the city. One of the seven mandated elements of the General Plan, the Housing Element is the City's key plan for addressing housing needs in through 2031. 6 TH Cycle Housing Element Certified
June 30, 2023
3 123
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT

DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
June 30, 2023
Brent Cooper, Director
Community Development Department
City of American Canyon
4381 Broadway Street, Suite 201
American Canyon, CA 94503
Dear Brent Cooper:

RE: City of American Canyon’s 6th Cycle (2023-2031) Adopted Housing Element Thank you for submitting the City of American Canyon’s (City) housing element that was adopted January 31, 2023 and received for review on May 1, 2023. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.

HCD is pleased to find the adopted housing element in substantial compliance with State Housing Element Law (Gov. Code, § 65580 et seq) as of June 30, 2023. The adopted element addresses the statutory requirements that were described in HCD’s February 10, 2023 review.

Additionally, the City must continue timely and effective implementation of all programs including but not limited to the following:
• Program B: Available Sites Inventory
• Program C: Municipal Code Updates
• Program E: Missing Middle/Workforce Housing
• Program F: Accessory Dwelling Units
• Program H: Residential Rehabilitation Loan Program
• Program L: Affordable Housing Funds
• Program V: Inclusionary Housing Program
• Program FF: Affirmatively Furthering Fair Housing
• Program NN: Pipeline Projects
The City must monitor and report on the results of this and other programs through the annual progress report, required pursuant to Government Code section 65400. Please be aware, Government Code section 65585, subdivision (i) grants HCD authority to review any action or failure to act by a local government that it determines is 124
Brent Cooper, Director

Page 2 ends

inconsistent with an adopted housing element or housing element law. This includes failure to implement program actions included in the housing element. HCD may revoke housing element compliance if the local government’s actions do not comply with state law.

Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant, the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities program, and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City now meets housing element requirements for these and other funding sources.

HCD wishes the City success in implementing its housing element and looks forward to following its progress through the General Plan annual progress reports pursuant to Government Code section 65400. If HCD can provide assistance in implementing the housing element, please contact Sohab Mehmood, of our staff, at [email protected].

Sincerely,
Paul McDougall
Senior Program Manager
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American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED | H-1 Organization of the Housing Element
Background Report
Published under separate cover, the 2023 Housing Element Background Report provides data and analysis that informs the 2023 Housing Element Policy Document (herein called the Policy Document). Sections of the Background Report include:
• Needs Assessment: an assessment of demographic, and economic trends, as well as a discussion of projected housing needs through 2031.
• Sites Inventory and Analysis: identifies residential capacity to meet the identified housing needs for all income levels.
• Constraints on Housing: identifies governmental and non-governmental constraints to residential development.
• Affirmatively Furthering Fair Housing (AFFH): analyzes fair housing data and issues in the City to proactively further fair housing.
• Other Requirements: summarizes public outreach effort, General Plan consistency, and other requirements. • Evaluation of the Previous Element: describes housing production in the 5th Housing Element Cycle (2015- 2022) and evaluates the effectiveness of implementation programs.

Policy Document
The Policy Document establishes the City's housing action plan for the 6th Cycle Housing Element (2023-2031). The Policy Document includes nine goal statements. Under each goal statement are policies to help the City achieve that goal. Implementation programs, listed at the end of the Policy Document, describe the specific actions the City will take to achieve its housing goals. The implementation programs also identify the City agencies or departments with primary responsibility for carrying out the program and the time frame to accomplish the program.

The following definitions describe the nature of goals, policies, implementation programs, and quantified objectives as they are used in the Policy Document:
• Goal: The ultimate purpose for an effort that the City wants to achieve. • Policy: A specific guideline for actions with a directive to achieve a goal. • Implementation Program: An action, procedure, program, or technique that carries out the policy.

Implementation programs specify primary responsibility for carrying out the action and an estimated timeframe for its accomplishment. These timeframes are general guidelines and may be adjusted based on City staffing and budgetary considerations.
• Quantified Objective: The number of housing units the City expects to be constructed, conserved, or rehabilitated; or the number of households the City expects will be assisted through Housing Element programs and based on general market conditions during the eight-year Housing Element timeframe (January 31, 2023, to January 31, 2031).
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H-2 | American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED
Goals and Policies
Goal H-1: Housing Supply
Provide sufficient residential land with adequate infrastructure to accommodate the City’s Regional Housing Needs Allocation (RHNA), and facilitate mobility within the ownership and rental markets.

H-1.1 Sufficient Lower-Income Capacity. Designate sufficient vacant land and underutilized sites with maximum densities to facilitate housing development affordable to lower-income households.

H-1.2 Zoning Capacity. Maintain adequate capacity to accommodate the City’s Regional Housing Needs Assessment (RHNA) allocation for all income categories throughout the planning period.

H-1.3 Existing Residential Capacity. Protect residentially designated sites from reclassification to nonresidential designations or downzoning to lower densities.

H-1.4 Infrastructure Facilitation. Ensure infrastructure needed to support anticipated residential development is evaluated in the development review process and funded to ensure continuation and integration of all public services.

H-1.5 Adequate Infrastructure. Continue to assess development fees, assessment districts, and alternative financing methods to fund adequate infrastructure for residential development.

H-1.6 Constraints to Housing Production. Identify and remove governmental constraints to housing production, where feasible.

Goal H-2: Balance of Housing Types
Provide a range of housing types within the community to accommodate a variety of incomes and lifestyles, and enable residents to remain in American Canyon throughout their lives.

H-2.1 Diversity of Housing Types. Promote a diversity of housing types, including large-lot development, single family detached and attached residences, mobile homes, manufactured homes, townhomes, multi-family rental and ownership units, accessory dwelling units, and units combined with nonresidential uses.

H-2.2 Housing Type Flexibility. Allow flexibility in the type of units developed on vacant, residentially designated properties in master-planned communities and other planned developments.

H-2.3 Housing Incentives. Support development of affordable housing by offering development incentives on a case- by-case basis.
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American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED | H-3 H-2.4 Housing and Supportive Services. Support housing and supportive services for extremely low-income households and special groups, such as the elderly, persons with disabilities (including developmental disabilities), large families, single-parent households, and those in need of temporary shelter.

H-2.5 Large Project Housing Mix. Require larger projects to include a mix of housing types.

H-2.6 Mixed Use Development. Encourage development of residential uses in association with compatible nonresidential uses in commercial zones.

H-2.7 Accessory Dwelling Units. Consistent with State Law, facilitate streamline approvals of accessory dwelling units in all residential and mixed-use zones.

H-2.8 Accessory Dwelling Units. Continue with the partnership with the Napa Sonoma ADU Center or equivalent non-profit organization that provides resources to homeowners to construct and operate accessory dwelling units.

H-2.9 Missing Middle Housing. Encourage development of missing middle and workforce housing appropriate for households with incomes between 80 and 140 percent of the median household income.

Goal H-3: LivableNeighborhoods
Create neighborhoods that have a high degree of livability and protect existing neighborhoods from the adverse effects of development.

H-3.1 Residential Design. Promote residential design that is functional, people- and pedestrian-oriented, aesthetically pleasing, and contributes to a sense of community through the sensitive arrangement of buildings, open space (public and private), and circulation (vehicular and pedestrian).

H-3.2 Neighborhood Impacts. Ensure that new development evaluates and mitigates significant adverse impacts on privacy, noise levels, and traffic.

H-3.3 Complementary Design. Establish objective design standards (e.g., scale, street and circulation design, architectural elements) that complement and respect existing residential neighborhoods.

H-3.4 Older Neighborhood Infrastructure. Through the Capital Improvement Program, as a social justice program measure maintain infrastructure of older neighborhoods in good condition.

H-3.5 Adequate Facilities and Services. As a social justice program measure, establish, evaluate, and maintain an adequate level of community facilities, and municipal services throughout the community.

H-3.6 Transit Services. Actively participate with Napa Valley Transportation Authority program development, including Transit Route Updates as they occur to encourage transit improvements to VineGo and American Canyon Transit.
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H-4 | American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED
Goal H-4: Housing Maintenance and Rehabilitation
Maintain and improve the condition of the existing housing stock. (Existing Goal 2D) H-4.1 Fire Hazards. Through grant funds for low- and moderate-income households, reduce fire hazards and correct unsafe living conditions.

H-4.2 Neighborhood Rehabilitation. Support rehabilitation in older residential neighborhoods and low resource areas.

H-4.3 Rehabilitation Assistance. Subject to the availability of funds, continue to offer rehabilitation and home improvement loans to qualified households.

H-4.4 Living Conditions. Promote programs that improve the overall quality and conditions of existing housing in American Canyon with an emphasis on housing that is affordable to lower-income households.

H-4.5 Code Enforcement. Evaluate opportunities for comprehensive neighborhood improvements, including focused code enforcement and neighborhood clean-up days, and implement such activities as warranted.

H-4.6 Housing Balance. Promote a balance of rental and affordable ownership housing.

Goal H-5: Affordable Housing
Address the housing needs of all economic segments of the existing and future community, including the City's fair share of the regional housing need.

H-5.1 Inclusionary Housing. Encourage residential developments to incorporate a minimum of 15% affordable units, including units affordable to extremely low-income households.

H-5.2 Housing Choice Vouchers. Continue to support County efforts to preserve and expand rental assistance programs for extremely low-income households, including the Housing Choice Voucher Program.

H-5.3 First Time Homebuyers. Encourage development of affordable ownership housing for first-time homebuyers.

H-5.4 Home Ownership Assistance. Pursue state and federal funding sources to provide fair home purchase options to lower- and moderate-income households.

H-5.5 Home Ownership Assistance. Collaborate in regional efforts to pursue funding, such as mortgage revenue bonds and Mortgage Credit Certificates, for homeownership assistance programs.

H-5.6 Affordable Housing Preference. Give highest priority in the processing and approval of projects that include housing affordable to extremely low-, very low-, and low-income households. 129

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American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED | H-5 H-5.7 Expedited Approvals. Expedite decisions on housing projects to the extent feasible by minimizing the discretionary aspects of project review through implementation of objective development standards.

H-5.8 Affordable Housing Incentives. Provide regulatory and financial incentives to offset costs associated with development of housing that is affordable to lower-income households. Such incentives could include but are not limited to: density bonuses; use of the City's Affordable Housing Fund; belowmarket price for City-owned land; expedited permit processing; waived, reduced, or deferred fees; and/or negotiation of alternative development standards.

H-5.9 Affordable Rental Housing Preference. Prioritize affordable housing consistent with the City’s Affordable Housing Preference Policy (Resolution 2007-46 and Resolution 2007-48).

H-5.10 Affordable Housing Assistance. Use federal, state, local, and private funding assistance, to the extent that these opportunities exist, to encourage development of affordable housing.

H-5.11 Affordable Housing Expertise. Continue to obtain affordable housing expertise by partnering with the Housing Authority for the City of Napa (HACN) or other agency with expertise in affordable housing programs and administration.

H-5.12 Non-profit Housing Developer Coordination. Strive to fully use the resources and abilities of nonprofit housing corporations to provide and construct affordable housing.

H-5.13 Inclusionary Housing Ordinance. Implement the inclusionary housing ordinance to increase production of new residential units affordable to lower-income households.

H-5.14 Affordable Housing Nexus Fee. Continue to implement and update as necessary the Affordable Housing Nexus fee to generate local funding for affordable housing.

H-5.15 Employee Housing. Explore possible programs, partnerships, incentives, and/or requirements for increasing employee housing close to major employers in American Canyon.

H-5.16 Surplus Public Land. Ensure compliance with the State Surplus Land Act is implemented in accordance with the Resolution 2017-21.

Goal H-6: Preservation of Affordability
To preserve the City's existing affordable housing stock and ensure the long term affordability of subsequent affordable units.

H-6.1 At-Risk Housing. Endeavor to preserve income-restricted affordable housing in the City that is at-risk of converting to market-rate.

H-6.2 Subsidized Housing Preservation. Preserve the affordability of subsidized rental housing to extremely low-, very low-, and low-income households.

H-6.3 Affordable Unit Replacement. Require applicants to replace housing as a condition of development approval when discretionary development applications convert or remove housing units occupied by, and are affordable to, very low- or low-income households. 130
H-6 | American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED
H-6.4 Rental Housing Conversion. Limit the conversion of apartments to ownership units through the Rental Housing Conversion Ordinance (Municipal Code Chapter 18.32).

H-6.5 Mobile Home Park Protection. Protect mobile home park residents from involuntary displacement and unreasonable rent increases.

H-6.6 Affordable Housing Resale and Rental Controls. Impose resale or rent controls for not fewer than 55 years on all units that receive City financial assistance or affordable housing density bonuses.

H-6.7 Affordable Housing Constraints. Identify and address nongovernmental constraints on development of affordable housing.

Goal H-7: Housing for Special Needs
To promote housing opportunities for those with special housing needs, including seniors, extremely lowincome households, persons with a disability, large households, farmworkers, nonEnglish speakers, single parent and femaleheaded family households, and persons experiencing homelessness.

H-7.1 Special Needs Housing. Address the physical, financial, and supportive service housing needs of households with special housing needs.

H-7.2 Units for Large Households. Encourage the construction of rental units containing adequate numbers of bedrooms to accommodate large households with children.

H-7.3 Senior Housing. Encourage development, rehabilitation, and preservation of senior housing, particularly in areas that are accessible to public transit, commercial services, and health and community facilities.

H-7.4 Reasonable Accommodation. Provide reasonable accommodation for persons with disabilities.

H-7.5 Accessible Units. Encourage development of housing units accessible to seniors and people with disabilities, including developmental disabilities.

H-7.6 Farmworker Housing. Support adequate, safe, and secure housing for farmworkers in the region.

H-7.7 Residential Care Home Conditions. Support the efforts of State and local agencies to achieve and maintain acceptable living conditions in residential care homes.

H-7.8 Constraints to Special Needs Housing. Remove governmental constraints on the production of special needs housing.

H-7.9 Persons Experiencing Homelessness. Support the efforts of local agencies in preventing homelessness and providing housing for the homeless.

H-7.10 Emergency and Transitional Housing. Facilitate development of emergency and transitional shelters. 131

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American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED | H-7 Goal H-8: Affirmatively Furthering Fair Housing
To maximize opportunity and housing choice throughout the city and proactively work to overcome patterns of economic segregation and discrimination based on age, sex, race, sexual orientation, religion, familial status, ethnic background, or disability.

H-8.1 Equal Housing Opportunities. Encourage and support the enforcement of laws and regulations prohibiting discrimination in the sale, rental, or financing of housing based on race, color, ancestry, religion, national origin, sex, sexual orientation, gender identity, age, disability/medical conditions, familial status, marital status, source of income, or any other arbitrary factor.

H-8.2 Reasonable Accommodation. Continue to accommodate persons with disabilities who seek reasonable waiver or modification of land use controls and/or development standards pursuant to procedures and criteria set forth in the Zoning Code consistent with the City’s adopted policies and any new policies as they may occur.

H-8.3 Fair Housing Enforcement. Assist in the enforcement of fair housing laws by providing support to organizations that can receive and investigate fair housing allegations, provide outreach and education regarding fair housing rights, monitor compliance with fair housing laws, and refer possible violations to enforcing agencies.

H-8.4 Special Needs Housing. Encourage development of housing affordable to lower-income households and housing for special needs groups throughout the community.

H-8.5 Information Outreach. Provide information to the public on available housing, housing affordable to lower-income households, and special needs housing through the City’s public information channels.

H-8.6 Public Investments. Ensure public investments are equitably distributed throughout the community.

H-8.7 AFFH Consideration. Ensure that all housing-related decisions are consistent with the City’s commitment to affirmatively further fair housing.

H-8.8 Housing Complaints. Report complaints of unfair housing actions to the appropriate agencies.

H-8.9 Fair Housing Service Providers. Support regional service providers in providing fair housing outreach and enforcement.

H-8.10 Active Leadership. Provide an active leadership role in fulfilling the programs of the Housing Element.

H-8.11 Universal Design. Encourage design which supports aging in place (such as universal design) in new development.

H-8.12 Yocha Dehe Wintun Nation Treatment Protocol. In the event any Native American human remains, grave goods, ceremonial items, and items of cultural patrimony are found in conjunction with development, including archaeological studies, excavation, geotechnical investigations, grading, and any ground disturbing activity, the “Yocha Dehe Wintun Nation Treatment Protocol for Handling Human Remains and Cultural Items Affiliated with the Yocha Dehe Wintun Nation” shall be implemented as included as Appendix A to the Housing Element Background Report. 132
H-8 | American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED
Goal H-9: Energy Conservation and Sustainable Development To encourage sustainable residential development and energy conservation in new and existing housing.

H-9.1 Energy Conservation. Promote the use of energy conservation features in existing homes and the design of new residential development.

H-9.2 Sustainable Development. Encourage sustainable development and ensure, at a minimum, that the design of development is 15% more efficient than State laws regarding energy conservation and seek amendments to the zoning code that further reductions in automobile use and associated decreases in Vehicle Miles Travelled (VMT).

H-9.3 Tree Planting. Promote tree planting in residential areas to provide cooling during the summer months.

H-9.4 Energy Saving Innovations. Encourage innovative site designs that incorporate passive and active solar designs and natural cooling techniques.

H-9.5 Weatherization and Energy-Efficiency Retrofitting. Support weatherization and retrofit projects for existing housing units that fall below current state performance standards for energy efficiency.

Implementation Programs
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
A No-Net-Loss Evaluation
Procedure
Ensure sufficient
residential capacity is
maintained to
accommodate the RHNA
by continuing to
implement an ongoing
(project-by-project)
evaluation procedure
pursuant to Government
Code Section 56863. The
outcomes of monitoring
shall be described in the
City’s annual housing
reports submitted to
HCD as required
pursuant to GC Section
65400.

Maintain a supply of
developable land
adequate to
accommodate the
RHNA.

H-1.1
H-1.2
H-1.3
H-8.7
H-8.10
Community
Development
Department
General
Fund
Annually
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Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
B Available Sites Inventory
The City will prepare and
maintain publicly
available sites inventory
that allows developers to
understand suitable sites
by household income
level. The City will
monitor the status of
current development
projects listed as credits
toward RHNA capacity
and will remove and
replace units assumed on
sites if development
within the planning
period becomes
infeasible.

The City will consider the
need to affirmatively
further fair housing in
the inventory sites by
designating sites for
lower- and moderateincome households in
the western portion of
the city.

The City will monitor
progress toward
program objectives and
implement additional
measures as necessary if
the metrics are not being
met.

Identify housing sites
suitable to
accommodate 622
housing units:
• Very low income:
169 units
• Low-income: 109
units
• Moderate-income:
95 units
• Above moderateincome: 249 units
Maintain a publicly
available inventory of
parcels on the City
website that meet the
requirements of
Government Code
Section 65583.2(c).

Provide sites
appropriate for
affordable housing in
low density and
higher income areas
to proactively work to
overcome
concentrations of
lower- and moderateincome earning
populations.

H-1.1
H-1.3
H-8.7
H-8.10
Community
Development
Department
General
Fund
Publicly available
inventory on City
website: 2023
Update sites
inventory: annual
C Municipal Code Updates
The City will amend the
Municipal Code to:
• Allow low barrier
navigation centers for
compliance with
Government Code
Sections 65660 and
65668 (AB 101).
• Allow small residential
care facilities in the
RRH zone in
compliance with
California Government
Code Section 65583.

Provide zoning for a
variety of housing
types.

Identify and remove
constraints to housing
production.

Evaluate and update
existing zoning to
ensure compliance
with State-mandated
streamlining
requirements (ADUs,
area planning, and
objective design
standards) to address
disproportionate
H-1.6
H-3.3
H-7.5
H-7.6
H-7.8
H-7.9
H-7.10
H-8.1
H-8.2
H-8.4
H-8.7
Community
Development
Department
General
Fund
State and
regional
grant
funding
Update Municipal
Code within three
years of Housing
Element adoption
(by January 2026).

Emergency Shelter
resident parking
requirements
deleted on April
18, 2023
(Ordinance 2023-
03)
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th Cycle Housing Element Policy Document CERTIFIED
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
• Define and create a
process to permit large
residential care
facilities in all
residential zones,
subject to objective
standards similar to
other residential uses
in the same district.
• Update Chapter 19.27
(Density Bonus) for
compliance with
California Government
Code Sections 65915
through 65918.
• Define and allow
manufactured housing
subject only to the
restrictions of singlefamily uses.
• Update FAR standards
in the CN and CC
zoning districts to allow
a minimum of 1.0 for
projects with three to
seven units or 1.25 for
projects with eight to
10 units.
• Update standards
related to transitional
and supportive housing
for compliance with AB
2162.
• Remove the
conditional use permit
requirement for large
farm employee housing
in the CC district.
• Revise Chapter 19.41
(Design Permits) to
limit subjectivity in
review and approval of
housing developments
and provide objective
design standards for
developments
protected by the
Housing Accountability
Act under Government
Code Section 65589.5.
housing needs and
disparities in access to
opportunity related to
land use and zoning
issues.

H-8.10
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Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
• Modify emergency
shelter standards to
remove the
requirement for
occupant parking.

D General Plan Update
The City will update the
General Plan for
consistency with the
2023-2031 Housing
Element Update and for
State law compliance. As
part of this update, the
City will remove growth
limits established within
the General Plan Land
Use Element.

Compliance with State
law.

Identify and remove
constraints to housing
production.

H-1.5
H-1.6
H-2.3
H-2.6
H-2.7
H-2.8
H-8.7
H-8.10
Community
Development
Department
General
Fund
State and
regional
grant
funding
Growth limits were
removed on April
2023 (Resolution
2023-05).

E Missing
Middle/Workforce
Housing
The City will review and
amend the zoning
ordinance and applicable
development standards
to encourage and
promote missing middledensity housing types
(e.g., triplexes, courtyard
buildings, townhomes,
live/work) to create a
diversity of housing types
and densities to reduce
displacement pressures
on residents overpaying
for housing.

Specifically, the City will
evaluate and revise, as
necessary, lot sizes,
setbacks, height, and
parking requirements to
encourage development
of missing middle
housing, particularly in
moderate and high
resource areas and lowdensity residential zones.

Revise zoning
standards to
encourage missing
middle housing by
2026.

Provide informational
materials about
missing middle
housing development
and related zoning
code revisions in
multiple languages on
the City website.

Enhance housing
mobility and housing
choice, encourage
development of a
variety of missing
middle housing types
in infill projects.

Through revised
zoning standards,
support development
of four missing middle
housing
developments
between 3 and 20
units and 15
moderate-income
H-2.1
H-2.2
H-2.9
H-2.8
H-2.9
H-6.7
H-8.7
H-8.10
Community
Development
Department
City Council
General
Fund
Review and revise
zoning ordinance
and development
standards, as
necessary, by
2026.

Support
development of at
least four missing
middle-density
housing
developments by
2031.

Support
development of at
least 15 moderateincome units in
moderate and high
resource areas by
2031.
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th Cycle Housing Element Policy Document CERTIFIED
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
units in moderate and
high-resource areas.

F Accessory Dwelling Units
The City shall continue to
incentivize development
of accessory dwelling
units (ADUs) and adopt,
as appropriate,
additional programs and
incentives for
encouraging ADUs,
particularly in moderate
and high resource, low
density areas.

For compliance with
State law and HCD’s
findings documented in
its February 7, 2023,
letter, the City shall
update American Canyon
Municipal Code (ACMC)
Section 19.39.090 to
remove subjective design
criteria and Sections

19.11.040 and 19.42.020
to allow ADUs in the CN
and CC zones by-right.

The City shall create
informational guides for
ADU development,
including information on
incentives, and make
them available on the
City website in multiple
languages.

Update the Accessory
Dwelling Unit
Ordinance by 2025
Encourage
development of 26
ADUs in the planning
period across all
income categories
Encourage
development of the
following number of
ADUs affordable to
low-income
households in lowdensity or high
resource areas:
• 5 ADUs by 2025
• 10 ADUs by 2028
• 15 ADUs by 2031
Provide informational
materials about ADUs
and ADU
development in
multiple languages on
the City website.

H-2.7
H-2.8
H-4.6
H-6.7
H-8.7
H-8.10
Community
Development
Department
General
Fund
ADU Ordinance
was updated on
April 18, 2023
(Ordinance
2023-03).

Create
informational
guides and have
available on the
City’s website by
2025.

Support
development of 26
ADUs in the city by
2031; including 3
ADUs affordable to
low-income
households.

G Neighborhood
Preservation Program
The City shall continue to
enforce Neighborhood
Preservation (Chapter

9.04 of the Municipal
Code), which is designed
to ensure that individual
properties within
neighborhoods are
maintained at levels that
Continue to maintain
high-quality
neighborhoods and
minimize impacts to
public health, safety,
and welfare through
active code
enforcement.

H-4.1
H-4.2
H-4.3
H-4.4
H-4.5
Community
Development
Department
General
Fund
Active program
Ongoing
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Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
minimize potential
nuisances and public
health, safety, and
welfare public impacts.

H Residential
Rehabilitation Loan
Program
Working in collaboration
with the City of Napa
Housing Authority, the
City shall apply as
feasible for CDBG
funding to support the
Residential
Rehabilitation Loan
Program, which provides
no or low deferred
interest loans to lowincome homeowners to
finance home repairs.

The City shall publicize
information about the
program on the City
website and shall make
information available in
multiple languages.

Apply for additional
funding annually and
as notices of funding
available are released.

Support the City of
Napa Housing
Authority to provide
funding to repair or
replace deficiencies to
residential structural,
mechanical, plumbing,
and electrical systems,
roofing, water
damage, energy
conservation,
correction of health
and safety issues and
accessibility/mobility
modifications.

Pursue rehabilitation
financing assistance
for at least 5
households annually
during the 2023- 2031
planning period to
address
disproportionate
housing needs and
disparities in access to
opportunity related to
housing cost factors.

Provide informational
materials in multiple
languages on the City
website. Concentrate
program outreach in
areas where
rehabilitation needs
are greatest (e.g., east
of Highway 29,
neighborhoods in the
southern part of the
city).

H-4.1
H-4.2
H-4.3
H-6.7
H-7.9
H-8.6
H-8.7
H-8.10
City of Napa
Housing
Authority
Community
Development
Department
General
Fund
CDBG
Grant
Annually apply for
CDBG funding.

Translated
materials on City
website: within six
weeks of Englishversion release.

Provide support to
ensure that at
least 40
households in the
city participate in
the Residential
Rehabilitation
Loan Program by
2031.
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th Cycle Housing Element Policy Document CERTIFIED
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
I Code Enforcement
The City shall continue to
use code enforcement
efforts to improve the
existing housing stock.

The City shall inform
owners of residential
housing units that
received code
enforcement actions
caused by substandard
housing conditions with
Residential
Rehabilitation Loan
Program information and
shall provide direct
technical assistance to
lower-income
households dealing with
code compliance issues.

Technical assistance may
include, but is not limited
to, one-on-one
assistance from staff
with technical expertise,
assistance with the
rehabilitation loan
program application, or
informational workshop
events.

Provide direct
technical assistance
on the Residential
Rehabilitation Loan
Program to at least 60
households with
substandard housing
issues that led to code
compliance, including:
• 15 extremely lowincome
households
• 15 very lowincome
households, and
• 30 low-income
households
H-4.1
H-4.2
H-4.5
H-6.7
H-7.9
H-8.6
H-8.7
H-8.10
Community
Development
Department
General
Fund
Provide technical
assistance on
applying for the
Residential
Rehabilitation
Loan Program to at
least 60
households with
substandard
housing identified
through code
compliance
program by 2031.

J In 2023, engage
housing developers to
discuss parking
standards and any
constraints posed by
existing standards.

Evaluate parking
requirements by
2024, and revise, as
necessary, by 2025.

Removing
unnecessary
requirements and
constraints posed by
parking restrictions
will incentivize
development of 50
H-1.6
H-5.8
H-6.7
H-7.9
H-8.7
H-8.10
H-9.2
Community
Development
Department
General
Fund
Evaluate parking
requirements by
2024, and revise,
as necessary, by
2025.
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th Cycle Housing Element Policy Document CERTIFIED | H-15 Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
units in the planning
period.

K City-owned Land for
Affordable Housing
The City shall sell Cityowned land, as available
and feasible for
residential development,
at a reduced cost to
developers to build
affordable housing. The
City shall notify nonprofit affordable housing
developers of
opportunity sites as they
become available and
shall provide information
on the sites and
incentives for affordable
housing development on
the City website and in
informational brochures
available at City Hall. The
City shall distribute
Requests for Proposals
for housing development
as sites become
available.

The City shall, in
accordance with AB 1486
(2019) and AB 1255
(2019), annually identify
and inventory sites
owned by the City that
have been sold, leased,
or otherwise disposed in
the prior year. This
inventory shall be
publicly available and be
included in the Housing
Element annual report
presented to the City
Council and submitted to
HCD.

Encourage
development of
affordable housing on
City-owned land.

Regularly maintain an
inventory of publicly
owned surplus or
excess land on the
City website. Annually
release information
regarding publicly
owned sites that have
been sold, leased, or
disposed.

Notify non-profit
affordable housing
developers via email
as City-owned land
becomes available for
sale and as the publicfacing inventory is
revised.

Reduce
disproportionate
housing needs and
disparities by
evaluating sources of
additional public sites
for affordable
housing.

H-5.8
H-5.16
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
City Council
Community
Development
Department
General
Fund
Annually identify
and inventory sites
owned by the City
that are available
for affordable
housing
development, and
sites that have
been sold, leased,
or otherwise
disposed of in the
prior year.

L Affordable Housing Fund
The City shall provide
Affordable Housing Fund
financial assistance, as
available, to assist
Provide financial
assistance for
development of at
least 65 moderate and
H-5.3
H-5.10
H-5.14
Community
Development
Department
Affordabl
e Housing
Fund
Evaluate
opportunities and
meeting with
developers:
biannually.
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th Cycle Housing Element Policy Document CERTIFIED
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
construction of
affordable housing
and/or subsidize
affordable housing
development impact
fees. The City shall
review and prioritize
potential affordable
housing projects based
on the following criteria:

1. Convenient access to
transit (or provision of
transit by the project to
meet the needs of its
prospective residents).

2. Convenient access to
neighborhood services
and facilities, as needed
by the prospective
residents.

3. Convenient access to
neighborhood recreation
facilities, or onsite
provision of adequate
facilities.

4. Minimal
environmental
constraints or costeffective mitigation of
constraints.

5. Cost-effective
provision of services and
utilities to the site and
onsite.

6. Adequate site area to
provide sufficient
parking, open space,
setbacks, and building
separations.

7. Location within a
moderate and high
resource area of the city.

The City shall hold
informational meetings
bi-annually, based on
funding availability, to
inform affordable
lower-income housing
units:
• 10 extremely lowincome units
• 15 very lowincome units
• 15 low-income
units
• 25 moderateincome units
Hold bi-annual
coordination meetings
with local affordable
housing providers.

Prioritize affordable
projects in moderateand high-resource
areas with convenient
access to
transportation,
services, and
recreation
opportunities.

Identify additional
sources of public
funds for affordable
housing.

H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Planning
Commission
City Council
Provide financial
assistance for
development of at
least 65 moderate
and lower-income
housing units by
2031.
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th Cycle Housing Element Policy Document CERTIFIED | H-17 Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
housing developers of
available funding.

M Incentives for Affordable
Housing
The City shall facilitate
development of
affordable housing
through the following:

1. Regulatory incentives,
such as expediting
permit processing,
deferred, reduced, or
waived fees, or reduced
parking requirements;
and

2. Providing a density
bonus and
concessions/incentives
for developments that
include affordable
housing, consistent with
State density bonus law.

The City shall publicize
the above incentives to
developers and/or other
interested parties by
providing informational
fliers at the Community
Development
Department counter and
on the City website. The
City shall provide
information in multiple
languages on the City
website.

The City shall monitor
progress toward
program objectives
annually in the Annual
Progress Report and shall
implement additional
measures as necessary if
the metrics are not being
met.

During the planning
period, support
development of at
least 115 lower- and
moderate-income
units:
• 81 extremely lowincome units
• 88 very lowincome units
• 109 low-income
units
• 95 moderateincome units
Provide accessible
information on
incentives for
affordable housing
development on City
website.

Meet with at least one
established and bona
fide developer
annually to provide
information on
density bonus
programs and other
available incentives.

H-1.6
H-5.8
H-5.9
H-5.10
H-7.8
H-7.9
H-8.10
Community
Development
Department
Affordabl
e Housing
Fund
General
Fund
CDBG
Grant
Federal
Tax Credit
Financing
Section 8
Vouchers
Information on
incentives in
multiple
languages:
published on City
website by 2024.

Support
development of at
least 115 lowerand moderateincome units by
2031.

Meet with
developers
annually.

Monitor progress
annually and
implement
changes as
needed.
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th Cycle Housing Element Policy Document CERTIFIED
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Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
N Identification and
Application for Funding
The City shall identify
and apply for housingrelated funding to assist
in the development,
rehabilitation,
preservation, or
acquisition of housing
affordable to lower- and
moderate-income
households. In the
pursuit of funding, the
City shall create
partnerships with
affordable housing
developers and nonprofit organizations in
the pursuit of
competitive projectbased grant
opportunities.

Partner with
affordable housing
developers or nonprofit agencies in the
pursuit of four
project-based funding
opportunities in the
planning period.

Create an inventory of
funding opportunities
available to the City
and local developers
within six month of
the adoption
deadline.

Provide information
regarding identified
funding opportunities
on the City website in
2023 with annual
updates thereafter.

Contact affordable
housing developers
and non-profit
housing agencies to
explore potential
funding opportunities
and public-private
partnerships.

H-1.6
H-5.8
H-5.10
H-5.12
H-6.7
H-7.9
H-8.10
Community
Development
Department
CDBG
grants
Federal
Tax Credit
Financing
HOME
CalHOME
HomeKey
PLHA
AHSC
ERAP
HHC
Funding
applications: four
in the planning
period, including
two by 2026
Inventory of
funding
opportunities:
within six months
of the housing
element deadline
Information to
website: 2023 with
annual updates
Engage
developers/nonprofits: annually
O Funding to Address
Nongovernmental
Constraints
The City may use CDBG
funds to provide
necessary on- and offsite improvements for
affordable housing
developments to reduce
development costs.

Further, as funding
permits, the City may
provide financial
assistance to offset the
cost of land acquisition
for development of
affordable housing.

During the planning
period, submit
competitive CDBG
grant applications
funds to support
development of:
• 10 very lowincome units
• 10 low-income
units
• 20 moderateincome units
Improve public funds
invested in
development of
affordable housing
that contributes to
disproportionate
housing needs and
H-1.4
H-1.5
H-1.6
H-2.3
H-5.13
H-5.14
H-7.9
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
Affordabl
e Housing
Fund
General
Fund
Facilitate CDBG
funds for
improvements to
support
development of 40
lower- and
moderate-income
housing units by
2031
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Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
disparities in access to
opportunity.

P Density Bonus Program
The City shall continue to
offer density bonuses
consistent with State law
for qualifying affordable
housing and senior
housing developments.

The City shall continue to
distribute and revise, as
necessary, the City's
informational brochure
describing the density
bonus provisions, and
shall provide the
information in multiple
languages on the City
website. As discussed in
Program C, the City shall
update Chapter 19.27
(Density Bonus) for
compliance with
California Government
Code Sections 65915
through 65918.

Ensure density bonus
information is easily
available to the public
and housing
developers.

During the planning
period, implement
density bonus
regulations for
development of:
• 15 extremely lowincome units
• 45 very lowincome units
• 65 low-income
units
Provide informational
materials on the City
website and at the
planning counter
Work to overcome
lack of language
access by providing
informational
materials in multiple
languages on the City
website.

H-1.6
H-2.2
H-2.3
H-2.5
H-2.8
H-5.8
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
General
Fund
Annually
Translated
materials: by 2024
Update Municipal
Code within three
years of Housing
Element adoption
(by January 2026)
Q Planned Development
Process
To promote
development of
affordable housing units,
the City shall comply
with State Law that
permits affordable
housing applicants to
propose alternative
development standards,
such as alternative
parking standards, street
improvement standards,
maximum density, lot
coverage, and height
limits.

Consistent with State
Law, evaluate
proposed alternative
development
standards to support
development of:
• 6 very low-income
units
• 10 low-income
units
• 40 units accessible
to seniors or
persons with a
disability
Provide informational
materials in on the
City website by 2024.

H-1.6
H-2.3
H-3.1
H-5.8
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
H-9.2
Community
Development
Department
General
Fund
15 units by 2026.
30 units by 2028.
56 units within the
planning period.

Reporting:

Annually.

Information on the
City website: by
2024.
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The City shall publicize
State Law information on
the City website.

R Assist in Accessing Grant
Funding
The City shall offer
assistance in accessing
local, State, and Federal
funding for affordable
housing by applying for
such funding, when
feasible, in partnership
with affordable-housing
developer(s), or by
providing technical
assistance or
documentation
necessary to support an
application for funding.

Partner with, or
provide technical
assistance to,
affordable housing
developers in the
pursuit of funding to
assist in development
of:
• 20 very-low
income units
• 20 low-income
units
• 60 units accessible
to seniors or
persons with a
disability
Address the shortage
of public funds
invested in
development of
affordable housing
that contributes to
disproportionate
housing needs and
disparities in access to
opportunity
H-5-8
H-5.10
H-5.11
H-7.9
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
Affordabl
e Housing
Fund
General
Fund
Federal
Tax Credit
Financing
Annually
On-going
S Partner with the
Housing Authority
The City shall continue to
partner with the City of
Napa Housing Authority
or similar entity to take
advantage of
administrative resources
and receive a reasonable
share of federal, State,
and private funding for
housing.

Meet with the
Housing Authority to
explore potential
partnership
opportunities at least
once a year.

Obtain additional
funding to address the
shortage of public
funds invested in
development of
affordable housing
that contributes to
disproportionate
housing needs and
H-5.10
H-7.9
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
General
Fund
Currently active
program
Meet with Housing
Authority: annually
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Timeline
disparities in access to
opportunity.

T Homebuyer Assistance
Program
The City shall continue to
seek grant funding to
assist first time and lowincome homebuyers in
purchasing housing.

Program actions include
down-payment
assistance or the
establishment of a
mortgage credit
certificate program.

The City shall provide
information on
incentives available to
homeowners in multiple
languages on the City
website.

Identify and apply for
two funding
opportunities.

Depending on funding
availability, provide
direct assistance to
eight first-time
homebuyers.

Increase opportunities
for housing mobility
by providing direct
assistance to firsttime and lowerincome homebuyers.

Work to overcome
lack of language
access by providing
informational
materials in multiple
languages on the City
website.

H-5.3
H-5.4
H-5.5
H-5.10
H-5.8
H-5.14
H-5.11
H-5.12
H-5.13
H-6.7
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
CDBG,
HOME,
and other
grant
funding as
available
Establish
homebuyer
assistance
program by 2026.

Identify and apply
for potential
funding at least
twice by 2031.

Depending on
funding availability
provide direct
assistance to eight
first-time
homebuyers by
2031.

Provide materials
in multiple
languages on City
website within six
weeks of program
initiation.

U Incentives for Lot
Consolidation
The City shall offer
incentives, such as
reduced or deferred
fees, expedited
processing, or modified
development standards
to owners of small and
underutilized properties
to consolidate and/or reuse small lots to create
larger parcels with
greater affordable
housing development
potential. The City will
post information on its
website about available
incentives for lot
consolidation.

Through a lot
consolidation
program, incentivize
development of:
• 10 units affordable
to lower incomes
• 10 units accessible
to seniors or
persons with a
disability
Engage developers to
identify and discuss
potential sites
annually and as new
lots are identified.

H-1.2
H-1.6
H-2.1
H-2.3
H-5.8
H-6.7
H-7.9
H-8.4
H-8.5
H-8.7
H-8.10
Community
Development
Department
General
Fund
Establish incentive
policy/program: by
2025
Engage
developers:
annually and as
new lots are
identified.

V Inclusionary Housing
Program
The City shall continue to
require all residential
Encourage
development of:
• 20 very lowincome units
H-1.6
H-2.1
H-2.3
Community
Development
Department
General
Fund
Annually
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projects of three or more
above moderate-income
units to include
affordable units
consistent with the
Inclusionary Housing
Requirements (Municipal
Code Chapter 19.28). The
City will encourage
developers to consider
providing inclusionary
units that are accessible
to seniors or persons
with a disability.

The City will evaluate the
inclusionary housing
program and identify
changes or revisions
necessary to increase
lower-income housing
supply and remove
constraints to
production. As part of
this effort, the City will
explore alternative
options for developers
other than in-lieu fees
for meeting
requirements for
providing affordable
units.
• 20 low-income
units
• 20 moderateincome units
• 20 units accessible
to seniors and
persons with a
disability
At least once annually
during the planning
period, review and
propose updates to
the City’s existing
inclusionary zoning
ordinance to address
disproportionate
housing needs and
disparities in access to
opportunity related to
housing cost factors.

Engage with marketrate developers and
organizations that
represent low-income
households to discuss
constraints and
potential revisions to
the Inclusionary
Housing Program
annually.

H-5.1
H-5.13
H-6.7
H-7.1
H-7.5
H-7.8
H-7.9
H-8.4
H-8.7
H-8.11
City Council
W Preserve At-Risk
Housing
Although no assisted
affordable units are
currently at-risk of
conversion to market
rate, the City shall
monitor at-risk status of
all assisted units. If units
are identified as at-risk of
conversion, the City
shall:
• contact property
owners two years
from affordability
expiration to discuss
Preserve all affordable
units during the
planning period.

Monitor at-risk status
of assisted affordable
housing units
annually.

H-6.1
H-6.2
H-6.4
H-6.6
H-6.7
H-7.3
H-7.9
H-8.5
H-8.7
H-8.10
Community
Development
Department
City of Napa
Housing
Authority
General
Fund
Monitor At-Risk
Status: annually
and with changes
in ownership
Engage property
owners: two years
from affordability
expiration
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Department(s)
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Timeline
options to preserve
the units as
affordable housing.
• seek participation
from agencies
interested in
purchasing and/or
managing units at risk
of conversion.
• contact tenants and
provide education
regarding tenant
rights and conversion
procedures pursuant
to California law.

X Mobilehome Park Rent
Stabilization Program
The City shall continue to
protect the interests of
residents living in
existing mobile home
parks by enforcing the
Mobilehome Park Rent
Stabilization Program
(Chapter 15.04 of the
Municipal Code, adopted
1995) which includes
measures for rent
stabilization, strict
conversion standards,
and relocation assistance
and compensation to
residents if parks are
converted to another
use.

Enforce the
Mobilehome Park
Rent Stabilization
Program.

Retain all affordable
mobilehome park
units
H-2.1
H-6.1
H-6.5
H-7.9
H-8.10
Community
Development
Department
General
Fund
Annual
enforcement.

Y Rental Assistance
Programs
The City shall continue to
partner with the City of
Napa Housing Authority
in the administration of
the Housing Choice
Voucher program and
other tenant based
rental assistance
programs regionally. The
City shall partner with
the Housing Authority to
Address the high cost
of rent for lower
income households by
partnering with the
Housing Authority in
the administration of
at least 140 housing
choice vouchers
regionally, including
34 at the Valley View
Senior Apartments in
American Canyon.

H-2.7
H-2.8
H-5.1
H-5.2
H-5.8
H-5.9
H-5.10
H-5.11
H-5.12
Community
Development
Department
General
Fund
Engage with the
Housing Authority:

Annually.

Apply for funding:
as available.

Information on
City website: by
2024.
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pursue additional rental
assistance funding and
publicize existing
programs information on
the City website.

Engage with the
Housing Authority
annually to discuss
opportunities to
pursue additional
funds for rental
assistance programs.

Provide informational
materials detailing
existing rental
assistance programs
and available
resources on the City
website by 2024.

H-5.14
H-5.15
H-6.1
H-6.4
H-6.5
H-6.6
H-6.7
H-7.3
H-7.6
H-7.8
H-7.9
H-8.5
H-8.7
H-8.10
Z Senior Homeowner
Assistance
The City shall conduct
targeted outreach to
senior homeowners to
inform them of the
Residential
Rehabilitation Loan
Program, PACE Program,
and other resources
available to assist with
home rehabilitation.

Inform seniors about
City programs that
assist with
rehabilitation costs by
providing information
on the City website by
2024.

Outreach directly with
100 senior
homeowners during
the planning period,
including 50 in the
first three years of the
planning period.

Provide technical
assistance to assist 10
senior households
with funding
applications.

H-7.1
H-7.3
H-7.4
H-7.5
H-7.9
H-8.2
H-9.5
Community
Development
Department
General
Fund
Release
information: by
2024.

Outreach to 50
homeowners by
2026 and 100
homeowners by
2031.

AA Housing for Persons
with Disabilities
The City shall facilitate
construction of
subsidized rental housing
affordable to extremely
low-, very low- and lowincome persons that
Encourage
development of 40
affordable units
accessible to persons
with a disability,
including 25 by 2028
Provide information
on financial and
H-1.6
H-2.1
H-2.3
H-2.4
H-3.5
Community
Development
Department
Affordabl
e Housing
Fund
General
Fund
Engage with
developers:
annually
Encourage
development of 40
affordable units
accessible to
persons with a
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Department(s)
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Timeline
meet the physical and
supportive service needs
of persons with
disabilities, including
developmental
disabilities, such as:
handicapped
accessibility; on-site
supportive services
and/or daily living
assistance; and
transportation. The City
shall continue to
publicize financial and
regulatory incentive
opportunities to
developers interested in
the construction of
subsidized rental housing
that meets the needs of
persons with disabilities
by providing
informational fliers at
the Community
Development
Department and in all
general development
application packets.
regulatory incentives
to prospective
developers directly
and on the City
website.

H-4.4
H-4.5
H-4.6
H-5.1
H-5.2
H-5.9
H-5.11
H-7.1
H-7.3
H-7.4
H-7.5
H-7.7
H-7.8
H-7.9
H-8.4
H-8.11
disability, including
25 by 2028.

BB Outreach to
Developmentally
Disabled
The City shall continue to
work with the North Bay
Regional Center to
implement an outreach
program informing
residents of the housing
and services available for
persons with
developmental
disabilities. The City shall
continue to make
information available on
the City website.

Provide direct
outreach to 20
households with
persons with a
developmental
disability.

Provide information
on available resources
and the North Bay
Regional Center on
the City website.

H-7.1
H-7.4
H-7.5
H-7.9
H-8.1
H-8.2
H-8.4
H-8.5
H-8.6
H-8.7
H-8/10
H-8.11
Community
Development
Department
General
Fund
Annually
CC Facilitate Construction
of Large Units
The City shall encourage
construction of housing
Encourage
development of 40
large housing units,
including 20 available
H-1.6
H-2.1
H-2.3
Community
Development
Department
General
Fund
Encourage
development of 40
large housing
units, including 20
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that includes three- and
four-bedroom units
affordable to extremely
low-, very low-, and lowincome households. The
City shall continue to
publicize financial and
regulatory incentive
opportunities to
developers interested in
constructing housing
that includes larger
affordable units by
providing informational
fliers at the Community
Development
Department and in all
general development
application packets. The
City shall update these
materials as necessary
throughout the planning
period.
to lower income
households
Review and revise the
informational
materials provided on
the City website and
at the planning
division counter by
2024.

H-4.6
H-7.2
H-7.9
H-8.4
H-8.6
H-8.7
H-8.10
available to lower
income
households, by
2031
Update materials:
by 2024
DD Farmworker Housing
The City shall continue to
support regional efforts
to address farmworker
housing issues. The City
shall also offer
incentives, such as fee
waivers and reduced
development standards,
for farmworker housing.

Provide incentives to
encourage
development of 25
units intended as
farmworker housing.

Meet bi-annually with
regional partners and
neighboring
jurisdictions to
coordinate regional
efforts.

H-1.6
H-2.1
H-2.3
H-4.6
H-5.15
H-7.1
H-7.6
H-7.8
H-7.9
H-8.4
H-8.6
H-8.7
H-8.10
Community
Development
Department
Affordabl
e Housing
Fund
General
Fund
Regional
coordination:
biannually
Encourage
development of 25
units intended as
farmworker
housing by 2031
EE Distribute Homeless
Shelter Information
The City shall provide
information regarding
the Napa Valley Shelter
Provide information
on resources to those
in need of shelter,
with a goal to directly
connect with 50
households in the
H-1.6
H-2.1
H-2.3
Community
Development
Department
General
Fund
Connect with 30
households by
2028;
50 households by
2031.
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Department(s)
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Source
Timeline
System to City personnel
and others (e.g.,
newspapers, churches)
likely to be in contact
with those needing
shelter and shall direct
personnel to refer such
persons as appropriate.
planning period,
including 30 by 2028.

Provide information
and training, as
necessary, to City staff
in direct contact with
residents experiencing
homelessness.

H-2.4
H-3.5
H-4.4
H-7.1
H-7.8
H-7.9
H-8.4
H-8.5
H-8.6
H-8.7
H-8.10
FF Affirmatively Furthering
Fair Housing
The City shall address
disparities in housing
needs and access to
opportunity for all
persons regardless race,
color, religion, sex,
national origin, familial
status, disability gender,
gender identify, gender
expression, sexual
orientation, marital
status, ancestry, veteran
or military status, source
of income, and genetic
information as protected
categories by the
California Fair
Employment and
Housing Act (Part 2.8
[commencing with
Section 12900] of
Division 3 of Title 2),
Section 65008, and any
other state and federal
fair housing and planning
law.

The City identified
barriers to fair housing
through the Affirmatively
Furthering Fair Housing
Assessment and
meaningful actions to
begin to proactively
address factors
a) Identify private
programs for shared
living that connect
those with a home
and are willing to
share living
accommodations with
those that are seeking
housing, particularly
persons with
disabilities, seniors,
students, and single
person households,
and provide
information and links
to the programs on
the City website by
2024.
b) Invest and
encourage outside
investment in
infrastructure
improvements
throughout the city,
particularly to
increase connectivity
and fill gaps.

Investigate
investment
opportunities annually
and with each update
to the Capital
Improvement
Program.
c) Participate in Napa
Valley Transportation
H-1.5
H-1.6
H-2.1
H-2.3
H-2.4
H-3.5
H-3.6
H-4.4
H-7.1
H-7.8
H-7.9
H-7.10
H-8.1
H-8.6
H-8.7
H-8.8
H-8.9
H-8.10
Community
Development
Department
Public Works
Department
City Manager
Communications
Staff
General
Fund
Affordabl
e Housing
Fund
CDBG,
HOME,
and other
Federal
and State
grant
programs.
a: by 2024
b: annually and
though the CIP
process
d: annually
e: by 2026
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contributing to fair
housing barriers. Actions
the City will take to
address the identified
barriers and foster an
inclusive community
include:

Lack of language access:

Programs F, H, M, P, T,
and GG
Lack of local fair housing
outreach and
enforcement: Programs
GG and HH
Disproportionate
housing needs and
disparities:

Housing Cost: Programs
H, V, FF (objective a)
Funding: Programs K, L,

M, O, R, S
Land Use and Zoning: C,
FF (objective b)
Alternative Modes of
Transportation:

FF (objectives c-e)
The City included
additional AFFH
objectives with this
program. The City shall
monitor progress toward
these objectives annually
in the Annual Progress
Report and shall
implement additional
measures, as necessary.

Authority Transit
Route Updates as they
occur to encourage
transit improvements
to VineGo and
American Canyon
Transit in
neighborhoods with
below average
walkability scores
(Figure C21) and areas
that are not within 0.5
miles of a transit stop.
d) Expand the bicycle
and pedestrian
infrastructure
network throughout
the city to improve
bikeability and
walkability, especially
in areas with belowaverage walkability
scores, as shown on
Figure C21.
e) By 2026, update
the City’s accessibility
program with
emphasis on
improving access to
public buildings,
facilities and housing,
and infrastructure
improvements
including sidewalks
and pedestrian
crossings to increase
accessibility for all
residents of the city,
especially for persons
with disabilities.

Within this effort,
engage with disability
rights groups to
conduct a
neighborhood gap
analysis.

GG Distribute Fair Housing
Information
Provide information
to City staff
immediately.

H-1.6
H-3.5
City of Napa
Housing
Authority
General
Fund
Update materials
and website: by
2024.
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Timeline
The City shall provide
information about
Housing Authority
services to all City
personnel and shall
continue to distribute
fair housing information
to public agencies and
establishments in
American Canyon, in City
buildings and other
public locations (e.g., City
hall, fire station, library,
post office, community
centers), in City mailings
to residents, and on the
City website. The City
shall provide these
materials in multiple
languages.

Update informational
materials and website
content related to
Housing Authority
services by 2024 and
annually thereafter.

Provide these
materials in multiple
languages.

Increase fair housing
outreach through staff
training, updated
resource materials,
and multi-language
outreach (in
particular, Spanish
and Tagalog). Ensure
materials are available
at mobilehome parks.

H-4.4
H-7.1
H-7.8
H-7.9
H-8.1
H-8.3
H-8.7
H-8.8
H-8.9
H-8.10
Community
Development
Department
Other city
personnel
Translated
materials: by 2024.

HH Fair Housing
Enforcement and
Outreach
The City shall collaborate
with Fair Housing Napa
Valley (FHNV), the
Housing Authority, or
similar entity to provide
fair housing enforcement
and outreach targeted
residents who may
experience housing
discrimination, rental
property owners, real
estate industry
representatives, and
lenders.
• Participate in
FHNV meetings,
at least once
annually, to
coordinate
regional
responses to
housing
discrimination
issues.
• At least once
annually, work
with FHNV to
obtain feedback
through a
multimedia
campaign,
including public
surveys, focused
discussions, and
in-person to
obtain public
input and
feedback on fair
housing issues.

With FHNV,
modify approach
to outreach or
provide
information to the
H-3.5
H-4.4
H-7.1
H-7.8
H-7.9
H-8.1
H-8.7
H-8.8
H-8.9
H-8.10
Community
Development
Department
Fair Housing
Napa Valley
General
Fund
Hold workshops at
least annually
Evaluate outreach
methods annually
Establish
partnerships with
community groups
on an ongoing
basis
154
H-30 | American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
community as
needed.
• Work with the
FHNV to conduct
random testing at
least once every
five years.

Specifically, with
the release of the
2020 Census,
determine the
appropriate
biases be tested
in the city.
• At least once a
year during the
2023 – 2031
planning period,
ensure the City’s
contract with
FHNV continues
to mutually
resolve rent
disputes and
provide education
to tenants and
landlords on their
rights.
• Conduct at least
one fair housing
workshop
annually with
targeted
populations,
including
residents of
mobilehome
parks, people who
speak English as a
second language,
seniors, and
people with
disabilities.
• Partner with
neighborhood
groups and other
community
organizations to
conduct outreach
155

3. HOUSING
American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED | H-31 Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
and education
activities.
• Conduct an
annual workshop
and partner with
local
organizations
including the
Housing Authority
and Fair Housing
Napa Valley to
present free
homeownership
education
seminars in lowerincome
neighborhoods.

II Maintain Adequate
Staffing
The City shall maintain
City staffing or
contracted services at
levels that are adequate
to ensure continued
prompt review of
residential development
applications. The City
shall strive to
affirmatively recruit a
diverse and multilingual
staff, as positions
become available.

Maintain adequate
staffing levels.

Recruit a diverse and
multilingual staff by
considering diversity
in hiring decisions and
by promoting job
postings in a variety of
languages and on a
variety of platforms.

H-1.6
H-6.7
H-7.9
H-8.1
H-8.5
H-8.7
H-8.10
Community
Development
Department
Human
Resources
General
Fund
Translated job
postings: by 2024.

JJ Encourage Sustainable
Building
The City shall continue to
encourage new
residential development
and rehabilitation
projects incorporate
sustainable building
design and siting,
construction, and
operation. The City
reduces energy
consumption through
the use of recycled water
for new large residential,
commercial, and
industrial, projects;
requires adherence to
Encourage sustainable
building design in all
residential
development.

Update the Building
Code as necessary for
compliance with
periodic updates to
State building code
and CalGreen
requirements.

Provide information
on resources and
incentives on the City
website.

H-1.6
H-6.7
H-8.7
H-8.10
H-9.1
H-9.2
H-9.4
Community
Development
Department
General
Fund
Ongoing, with
code updates, as
necessary.
156
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th Cycle Housing Element Policy Document CERTIFIED
Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
the City's Zero Water
Footprint Policy that
requires new
development to fund
potable water
conservation in the
water distribution
system to offset potable
water demand from the
project, or additional offsite water sources; and
participates in the
regional trash recycling
programs. The City shall
continue to enforce the
Electric Vehicle Charging
Ordinance to streamline
permit processing.

KK Energy Conservation
Fact Sheet
The City shall make an
informational fact sheet
available that will
describe energy
conservation measures
that can be instituted in
existing homes for little
cost and will save energy
and utility expenses.

Provide and update,
as necessary,
information fact
sheets on energy
conservation
measures on the City
website and at the
planning counter.

H-1.2
H-6.7
H-8.5
H-8.7
H-8.10
H-9.1
H-9.2
H-9.3
H-9.4
H-9.5
Community
Development
Department
General
Fund
2024
Updated: Annually
LL Adjust Utility
Allowances for Green
Affordable Housing
Units
As an incentive for
development of
affordable housing
projects, the City shall
continue to work to
reduce utility allowances
for affordable green
housing units.

Incentivize green
affordable housing
projects.

Review and update
utility allowances
annually.

H-1.2
H-6.7
H-8.7
H-8.10
H-9.1
H-9.2
H-9.3
H-9.4
H-9.5
Community
Development
Department
City of Napa
Housing
Authority
General
Fund
Affordabl
e Housing
Fund.

Annually
157

3. HOUSING
American Canyon 6
th Cycle Housing Element Policy Document CERTIFIED | H-33 Programs Objectives
Implements
Which
Policy(ies)
Responsible Party
Supporting
Department(s)
Potential
Funding
Source
Timeline
MM Adopt Streamlined
Application Approval
Procedures
The City shall adopt
written procedures for
the SB 35 (Chapter 366,
Statutes of 2017)
Streamlined Ministerial
Approval Process.

Create a process to
facilitate review of
applications
submitted pursuant to
SB 35.

H-5.7 Community
Development
Department
General
Fund
Within one year of
Housing Element
adoption
NN Pipeline Projects
The City shall facilitate
development and
monitor approvals of the
pending and approved
projects in the 6th Cycle
Sites Inventory. (See
Chapter 6, Resources.)
The City will coordinate
with applicants to
complete Planning
Commission and/or City
Council review for
remaining entitlements,
supporting funding
applications, and
expediting project review
and issuance of
construction permits.

The City shall rezone or
identify additional sites if
pending or approved
projects are not
approved or do not
develop at the densities
anticipated in the
inventory.

Facilitate the
development of all
1,539 units
anticipated to be
developed in the 12
pending and approved
projects in sites
inventory.

H-1.1
H-1.2
H-1.3
H-1.6
Community
Development
Department
General
Fund
As needed
158
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th Cycle Housing Element Policy Document CERTIFIED
Quantified Objectives
State law requires that the Housing Element contain quantified objectives for the maintenance, preservation, improvement, and development of housing (Government Code Section 65583b). The quantified objectives, shown in HTable 1, establish the maximum number of housing units by income category that can be constructed, rehabilitated, and conserved over the eight-year planning period given available resources in the community. State law recognizes that the total housing needs identified by a community may exceed available resources and the community's ability to satisfy this need.

Quantified Objectives for New Construction,
Rehabilitation, and Preservation
H-Table 1: Quantified Objectives, 2015-2023
Income Groups
New
Construction Rehabilitation
Conservation
and
Preservation
Extremely Low 81 25 20
Very Low 171 40 30
Low 200 40 35
Moderate 145 0 20
Above Moderate 106 0 0
Total 657 75 105
Quantified Objectives for Residents with Special
Housing Needs
Seniors and persons with a disability:
• Encourage development of 170 units
• Engage with 130 households
Persons experiencing homelessness:
• Engage with 50 households
Farmworkers/workforce housing:
• Encourage development of 25 units
159
American Canyon Housing
Element Background Report
6 TH Cycle Housing Element Certified
June 30, 2023
160

TABLE OF CONTENTS
American Canyon 6
th Cycle Housing Element Background Report CERTIFIED | i Table of Contents
Chapter 1 Introduction ...........................................................................1-1 Housing Element Purpose and Content........................................................1-1 Organization of the Housing Element...........................................................1-1 Relationship to Other General Plan Elements...............................................1-2 Data Sources and Methods...........................................................................1-2 Chapter 2 Evaluation of Previous Housing Element..................................2-1 Implementation Programs............................................................................2-3 Chapter 3 Housing Needs Assessment.....................................................3-1 Key Findings..................................................................................................3-1 Introduction ..................................................................................................3-1 Population and Employment Trends.............................................................3-2 Household Characteristics and Trends........................................................3-10 Housing Stock Characteristics .....................................................................3-30 Special Housing Needs................................................................................3-35 Analysis of At-Risk Units..............................................................................3-55 Projected Housing Needs............................................................................3-57 Chapter 4 Assessment of Fair Housing.....................................................4-1 Key Findings..................................................................................................4-1 Introduction ..................................................................................................4-2 Fair Housing Resources.................................................................................4-6 Segregation and Integration Patterns and Trends........................................4-8 Disparitiesin Access to Opportunities.........................................................4-39 Disproportionate Housing Needs................................................................4-58 Contributing Factors ...................................................................................4-75 Local Area Knowledge.................................................................................4-77 SitesInventory Analysis...............................................................................4-80 Fair Housing Priorities and Policies.............................................................4-89 Chapter 5 Constraints.............................................................................5-1 Key Findings..................................................................................................5-1 Governmental Constraints............................................................................5-2 Non-Governmental Constraints..................................................................5-44 161
ii | American Canyon 6
th Cycle Housing Element Background Report CERTIFIED
Environmental Constraints......................................................................... 5-50 Infrastructure Constraints.......................................................................... 5-54 Chapter 6 Resources..................................................................................... 6-1 Key Findings.................................................................................................. 6-1 Future Housing Needs.................................................................................. 6-1 Units Planned or Approved .......................................................................... 6-2 Accessory Dwelling Units.............................................................................. 6-7 Remaining Share of RHNA............................................................................ 6-7 Adequacy of Residential Sites Inventory in Meeting RHNA ......................... 6-7 Availability of Infrastructure and Services.................................................... 6-8 Environmental Constraints......................................................................... 6-12 Financial Resourcesfor Affordable Housing............................................... 6-12 Administrative Resources........................................................................... 6-14 Chapter 7 Community Engagement............................................................. 7-1 Public Noticing.............................................................................................. 7-1 Housing Survey............................................................................................. 7-1 Project Website............................................................................................ 7-3 Stakeholder Interviews................................................................................. 7-3 Community Pop-Up Events .......................................................................... 7-5 Public Meetings............................................................................................ 7-7 Community Workshops................................................................................ 7-8 Public Review Draft.................................................................................... 7-11 Community Outreach Materials................................................................. 7-12 Appendix A Yocha Dehe Wintun Nation Treatment Protocol .....................A-1 TABLES
Table 2-1 Progress Toward the 5th Cycle RHNA........................................... 2-2 Table 3-1 American Canyon Population Growth Trends(1990-2020).......... 3-3 Table 3-2 Neighboring Jurisdictions Population Trends(1990–2020).......... 3-3 Table 3-3 Napa County Jurisdictions Population Projections (2010– 2040) ............................................................................................ 3-4 Table 3-4 Major Employers in American Canyon......................................... 3-7 Table 3-5 Napa County Projected Growth by Industry Sector (2018- 2028) ............................................................................................ 3-8 Table 3-6 Napa County Wages by Occupation (2020).................................. 3-9 Table 3-7 Number of Persons Per Household (2000-2020)........................ 3-11 162

TABLE OF CONTENTS
American Canyon 6
th Cycle Housing Element Background Report CERTIFIED | iii Table 3-8 Percent of Households Overpaying for Housing, American Canyon and Napa County, 2014-2018.........................................3-15 Table 3-9 Income Definitions(2021)...........................................................3-21 Table 3-10 Napa County Income Limits Per Household Size.........................3-22 Table 3-11 Household Income (2019)...........................................................3-23 Table 3-12 Napa County Fair Market Rents (2022).......................................3-24 Table 3-13 Ability to Pay (American Canyon, 2021)......................................3-28 Table 3-14 Housing Problems, American Canyon, 2011................................3-33 Table 3-15 Housing Permits Issued (2015-2019)...........................................3-35 Table 3-16 Persons with Disability by Age and Disability ..............................3-38 Table 3-17 Adult Care Facilities.....................................................................3-41 Table 3-18 Senior Population (1990-2019) ...................................................3-42 Table 3-19 Elderly Care Facilities...................................................................3-43 Table 3-20 Median Household Income by Household Size (2019)................3-45 Table 3-21 Qualified Entities, Napa County (2021).......................................3-56 Table 3-22 American Canyon Regional Housing Need Allocation .................3-57 Table 4-1 Domains and List of Indicators for Opportunity Maps..................4-5 Table 4-2 Fair Housing Organizations Active in Napa County.......................4-6 Table 4-3 Fair Housing Complaints, 2017 to 2022 (American Canyon).........4-8 Table 4-4 Racial/Ethnic Dissimilarity Trends(Napa County).......................4-10 Table 4-5 Tenure by Household Type and Presence of Children (Napa County)........................................................................................4-20 Table 4-6 Tenure by Household Type and Presence of Children (American Canyon)......................................................................4-21 Table 4-7 Housing Cost Burden of Lower-Income Households (2014- 2018)...........................................................................................4-60 Table 4-8 Housing Problems(Napa County) ...............................................4-69 Table 4-9 Housing Problems(American Canyon)........................................4-70 Table 4-10 Language Spoken at Home..........................................................4-78 Table 4-11 Place of Birth (Foreign Born).......................................................4-79 Table 4-12 Pipeline Projects by Opportunity Areas ......................................4-82 Table 4-13 Site Inventory Overview (Site Basis)............................................4-83 Table 4-14 Fair Housing Issues, Contributing Factors, and Meaningful Actions........................................................................................4-90 Table 5-1 General Plan Land Use Designations.............................................5-4 Table 5-2 Growth Management Limits.........................................................5-6 163
iv | American Canyon 6
th Cycle Housing Element Background Report CERTIFIED
Table 5-3 Zones and Allowable Residential Uses ....................................... 5-12 Table 5-4 Citywide Development Standards.............................................. 5-24 Table 5-5 Watson Ranch Specific Plan Development Standards................ 5-25 Table 5-6 Broadway Specific Plan............................................................... 5-25 Table 5-7 Parking Standards by Residential Use ........................................ 5-28 Table 5-8 Development Fees...................................................................... 5-38 Table 5-9 Residential Building Permit Fees................................................ 5-39 Table 5-10 Residential Planning Permit Fees................................................ 5-40 Table 5-11 Median Home Value Comparisons, 2016-2022 .......................... 5-45 Table 5-12 Development Affordability Gap.................................................. 5-46 Table 5-13 Development Costs and Sale Prices in American Canyon........... 5-47 Table 5-14 Disposition of Loan Applications in 2017 for American Canyon, 2017.............................................................................. 5-49 Table 6-1 American Canyon HousingNeeds, 2023-2031 ............................. 6-2 Table 6-2 Planned, Approved, and Pending Projects, 2021 ......................... 6-4 Table 6-3 Summary of American Canyon’s Ability to Satisfy RHNA.............. 6-8 Table 6-4 Affordable Housing Nexus Fee ................................................... 6-14 Table 6-5 Affordable Housing Providers in American Canyon.................... 6-15 Table 7-1 Summary of Comments Received and Responses...................... 7-11

FIGURES
Figure 2-1 Progress Toward the 5th Cycle RHNA......................................... 2-2 Figure 3-1: Population by Age, 2000-2019.................................................... 3-4 Figure 3-2 Population by Race, 2000-2019.................................................. 3-5 Figure 3-3 Employment by Industry............................................................. 3-6 Figure 3-4 Household Growth Trends in American Canyon (2010– 2019)......................................................................................... 3-10 Figure 3-5 Household Composition by Type .............................................. 3-12 Figure 3-6 Overcrowding by Tenure and Severity...................................... 3-13 Figure 3-7 Overcrowding by Income Level and Severity............................ 3-14 Figure 3-8 Cost Burden by Tenure ............................................................. 3-16 Figure 3-9 Cost Burden by Income Level.................................................... 3-17 Figure 3-10 Cost Burden by Race ................................................................. 3-18 Figure 3-11 Households by Tenure .............................................................. 3-19 Figure 3-12 Housing Units in American Canyon........................................... 3-19 Figure 3-13 Housing Tenure by Age of Householder.................................... 3-20 164

TABLE OF CONTENTS
American Canyon 6
th Cycle Housing Element Background Report CERTIFIED | v Figure 3-14 Households by Household Income Level ...................................3-21 Figure 3-15 Zillow Home Value Index ...........................................................3-25 Figure 3-16 Home Values of Owner-Occupied Units....................................3-25 Figure 3-17 Contract Rents for Renter-Occupied Units................................3-26 Figure 3-18 Median Contract Rent ...............................................................3-27 Figure 3-19 Typical Home Value in Napa County 2021.................................3-30 Figure 3-20 Housing Type Trends.................................................................3-31 Figure 3-21 Housing Units by Number of Bedrooms....................................3-31 Figure 3-22 Housing Units by Year Structure Was Built................................3-32 Figure 3-23: Vacant Units by Type.................................................................3-34 Figure 3-24 Disability by Type.......................................................................3-37 Figure 3-25 Senior Households by Income and Tenure................................3-42 Figure 3-26 Household Size by Tenure .........................................................3-44 Figure 3-27 Cost Burden by Household Size .................................................3-45 Figure 3-28 Farm Workers in Napa County ..................................................3-46 Figure 3-29 Non-English Speakers................................................................3-48 Figure 4-1 Percent of Total Non-White Population (Napa County)............4-12 Figure 4-2 Percent of Total Non-White Population (American Canyon) ....4-13 Figure 4-3 Predominant Populations(American Canyon)..........................4-14 Figure 4-4 Disability by Type (American Canyon).......................................4-16 Figure 4-5 Percent of Population with a Disability (Napa County) .............4-17 Figure 4-6 Percentage of Population with One or More Disabilities (American Canyon) ...................................................................4-18 Figure 4-7 Female-Headed Households with Children Present, No Spouse/Partner Present (Napa County)....................................4-22 Figure 4-8 Children in Married-Couple Households(Napa County) ...........4-23 Figure 4-9 Female-Headed Households with Children Present, No Spouse/Partner Present (American Canyon) ............................4-24 Figure 4-10 Children in Married-Couple Households (American Canyon)....4-25 Figure 4-11 Median Household Income (Napa County) ...............................4-28 Figure 4-12 Low and Moderate Income Population (Napa County).............4-29 Figure 4-13 Median Household Income (American Canyon)........................4-30 Figure 4-14 Low to Moderate Income Population (American Canyon)........4-31 Figure 4-15 Poverty Status (Napa County) ...................................................4-33 Figure 4-16 Poverty Status (American Canyon)............................................4-34 165
vi | American Canyon 6
th Cycle Housing Element Background Report CERTIFIED
Figure 4-17 Neighborhood Segregation (American Canyon) ....................... 4-35 Figure 4-18 Predominant White Population (Napa County)........................ 4-37 Figure 4-19 Predominant Populations and Median Household Income (American Canyon)................................................................... 4-38 Figure 4-20 Access to Transit Within a Quarter Mile (American Canyon) ... 4-42 Figure 4-21: Walkability Index (American Canyon)....................................... 4-43 Figure 4 22 TCAC Opportunity Areas – Education Outcomes (Napa County)..................................................................................... 4-45 Figure 4-23 TCAC Opportunity Areas - Education Outcomes (American Canyon)..................................................................................... 4-46 Figure 4-24 TCAC Opportunity Areas - Economic (Napa County)................. 4-49 Figure 4-25 TCAC Opportunity Areas – Economic (American Canyon) ........ 4-50 Figure 4-26 Job Proximity Index (American Canyon) ................................... 4-51 Figure 4-27 CalEnviroScreen 4.0 Percentile Scores(Napa County).............. 4-54 Figure 4-28 CalEnviroScreen 4.0 Percentile Scores(American Canyon) ...... 4-55 Figure 4-29 TCAC Opportunity Areas – Environment (Napa County)........... 4-56 Figure 4 30 TCAC Opportunity Areas – Environment (American Canyon)..................................................................................... 4-57 Figure 4-31 Overpayment by Renters (Napa County).................................. 4-61 Figure 5-1 Floor Area Ratio.......................................................................... 5-5 166
Chapter 1
American Canyon 6
th Cycle Housing Element Background Report CERTIFIED | 1-1 Introduction
HousingElementPurpose andContent
Pursuant to Government Code Section 65302, the General Plan must include the following elements: Land Use, Housing, Circulation, Noise, Safety, Conservation, Open Space, and under certain circumstances, Environmental Justice. As mandated by California Government Code Section 65581, the Housing Element is the only element required to be updated on a routine basis (every eight years).

The Housing Element is a comprehensive strategy for providing safe, decent, and affordable housing for all residents. The Housing Element must include:
• Identification and analysis of existing and projected housing needs, resources, and constraints;
• A statement of goals, policies, quantified objectives, and scheduled programsfor preservation, improvement, and development of housing; • Identification of adequate sitesfor housing; and
• Adequate provision for existing and projected needs of all economic segments of the community.

The Housing Element helps the City determine how to address existing and future housing needs and plan for future growth by establishing actions and priorities for housing programs. This Housing Element represents the City of American Canyon’s 6th Cycle Housing Element (covering the planning period 2023 through 2031).

Organization oftheHousing Element
This 2023 Housing Element Background Report provides data and analysis that informs the 2023 Housing Element Policy Document (herein called the Policy Document), which is published under separate cover. Chapters of the Background Report include:
• Chapter 1: Introduction
• Chapter 2: Evaluation of Previous Housing Element
• Chapter 3: Housing Needs Assessment
• Chapter 4: Assessment of Fair Housing
• Chapter 5: Constraints
• Chapter 6: Resources
• Chapter 7: Community Outreach
167
1-2 | American Canyon 6
th Cycle Housing Element Background Report CERTIFIED
RelationshiptoOtherGeneralPlan
Elements
The City of American Canyon adopted its current General Plan in 1994 with amendments to several elements over the years. In early 2020, the City kicked off the comprehensive General Plan update. The first phase, a “Technical Update,” is anticipated to be completed in 2023. The update will include changes to all elements to address internal consistency, including consistency issues with this Housing Element Update, described more fully in Chapter 5, Constraints, and the Policy Document.

The City of American Canyon’s 2040 General Plan is comprised of the following elements: Environmental Justice, Land Use, Mobility (Circulation), Utilities, Environment, Parks & Recreation (Conservation and Open Space), Safety, Noise, and Economic Development. All elements bear equal weight, and no element has legal precedence over another. California Government Code Section 65583(c) requires the Housing Element to maintain internal consistency with other General Plan Elements. For example, residential density limits established by the Land Use Element are reflected in the Housing Element Sites Inventory and form the basis for analyzing residential capacities within the City.

Environmental constraints identified in the Environment and Safety elements, such as areas of the City in which potential residential development could be impacted by landslides, are recognized in the Housing Element as limitations for additional housing.

Data Sources andMethods
Data from a variety of sources is used to complete the Housing Element. The most commonly cited source is the U.S. Census; the Census provides consistent demographic characteristics that are widely accepted. American Community Survey is a feature offered by the U.S. Census and includes five-year estimates on population and demographic characteristics. Other data sources include the following:
• California Department of Housing and Community Development (HCD) • California Housing Finance Agency
• California Tax Credit Allocation Committee
• Comprehensive Housing Affordability Strategy (CHAS)
• California Department of Finance (DOF)
• Home Mortgage Disclosure Act (HMDA) lending data
• Napa Point-in-Time Count data on homelessness
• State Employment Development Department (EDD) data on wage and labor statistics
• United States Department of Housing and Urban Development (HUD) 168
American Canyon 6th Cycle Housing Element Background Report CERTIFIED| 2-1 Chapter 2
Evaluation of Previous
Housing Element
The Evaluation of the Previous Housing Element illustrates accomplishments achieved during implementation of the City’s 5th Cycle Housing Element.

Policies in the 5th Cycle Housing Element addressed the following:
• Providing sufficient residential land with adequate infrastructure to accommodate the City’s fair share of projected growth, and to facilitate mobility within the ownership and rental markets.
• Providing a range of housing types within the community to accommodate a variety of incomes and lifestyles, and to enable residents to remain in American Canyon throughout their lives. • Creating neighborhoods that have a high degree of livability and protecting existing neighborhoods from the adverse effects of development.
• Maintaining and improving the condition of the existing housing stock. • Addressing the housing needs of all economic segments of the existing and future community, including the City’s fair share of the regional housing need.
• Preserving the City’s existing affordable housing stock and ensuring the long-term affordability of subsequent affordable units. • Promoting housing opportunities for special needs groups and for all people regardless of race, color, religion, gender, sexual orientation, disability, marital status, ancestry, or national origin. • Encouraging sustainable residential development and energy conservation in new and existing housing.
• Maximizing attainment of housing goals and ensuring Housing Element programs are implemented in a timely manner.

The City reviewed and evaluated progress in implementing the 5th Cycle Housing Element. Table 2-1 and Figure 2-1 show the City’s progress toward meeting the 5th Cycle RHNA. As of January 2022, the City permitted 577 units, including 182 very low-, 109 low- and 143 moderate-income units. Further, 385 units were constructed during the 5th Cycle, including the Canyon Ridge Apartments (149 units), Valley View Senior Apartments (70 units), and the Village Vintage Ranch (162 units) in 2021. By 2021, the City permitted 124 very low-income and 66 low-income units, more than enough to accommodate the RHNA.
169
2-2 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Table 2-1 Progress Toward the 5th Cycle RHNA
Very
Low Low Moderate
Above
Moderate Total
RHNA 116 54 58 164 392
Units Permitted
2015-2021
182 109 143 143 5771
Units Constructed
(certificate of occupancy)
2015-2021
69 31 284 1 385
1 Permitted in 2021: 124 very low-income units, 66 low-income units, and two moderate-income units.

Implementation Programs, below, outlines the 5th Cycle Housing Element programs and evaluates the results and effectiveness of each (through 2021).

Most importantly, it reveals program successes and provides a recommendation for each program moving forward. As shown in the table, many programs are required or designed to directly address an identified constraint or special housing need. These programs will be continued in the 6th Cycle Housing Element update. Additionally, in the 6th Cycle, HCD requires jurisdictions to provide specific objectives with quantified metrics within Housing Element programs. The recommendation column identifies programs that will be revised to include specific objectives, metrics, and a process to monitor progress throughout the 6
th Cycle planning period.

Figure 2-1 Progress Toward the 5th Cycle RHNA
170
CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
American Canyon 6th Cycle Housing Element Background Report CERTIFIED | 2-3 Effectiveness in Addressing Special
Needs
Special needs communities are demographic or occupational groups that call for specific program responses to address unique housing needs. State law specifically requires analysis of the special housing needs of people who are elderly or disabled (including developmental disabilities), female-headed households, large families, farmworkers, and people experiencing homelessness. These special-needs groups often spend a disproportionate amount of their income to secure safe and decent housing and are sometimes subject to discrimination based on their specific needs or circumstances.

The City of American Canyon’s 5th Cycle Housing Element addressed the housing needs of special needs populations through the following programs and accomplishments:
• Program I.2.12: Density Bonus Program. Updated the City’s density bonus to encourage the development of senior housing.
• Program I.2.21: Mobilehome Park Rent Stabilization Program. Mobile home parks are an important source of housing for seniors, and the City’s Mobilehome Park Rent Stabilization Program helps stabilize housing for the senior population.
• Program I.2.22: Rental Assistance Program. This partnership with the Napa Housing Authority for the administration of housing choice vouchers provides vouchers to individual households including extremely low-income households, persons with disabilities, and veterans. The Housing Authority secured 34 vouchers for homeless veterans, and project-based vouchers.
• Program I.2.6: Residential Rehabilitation Loan Program and Program I.2.23: Rehabilitation Loan Program Outreach to Elderly Homeowners.

Rehabilitation assistance is crucial to allowing seniors to remain in their homes and age in place. The City conducts outreach specifically to elderly homeowners to ensure they have access to rehabilitation resources.
• Program I.2.24: Facilitate Construction of Housing for Persons with Disabilities. The Valley View Senior Homes project (completed 2019) provides for accessible senior housing, and on-site supportive services. • Program I.2.25: Outreach to Developmentally Disabled. The City coordinated with the North Bay Regional Center to connect persons with developmental disabilities with available resources. • Program I.2.26: Zoning for Small Group Homes. The City amended the zoning code to facilitate small group homes.
• Program I.2.27: Zoning for Employee Housing and Program I.2.30:

Farmworker Housing. The City amended the zoning code to facilitate 171
2-4 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED employee housing, an important source of housing for farm employees.

The City supports regional efforts to address farmworker housing issues and offers development incentives for farmworker housing. • Program I.2.28: Zoning for Single Room Occupancy. The City amended the zoning code to allow single-room occupancy facilities, which can be a source of housing for extremely low-income households and people experiencing homelessness.
• Program I.2.31: Distribute Homeless Shelter Information. Under this program, the City planned to provide information to City employees and other resource centers to help connect people in need with available shelter services, but the City of Napa Housing Authority provides this service throughout the County.
172
CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-5 Implementation Programs
Evaluation of American Canyon 2015 Housing Element
Programs Objective Timeframe Status of Program Implementation Recommendation A Program I.2.1: No-Net-Loss Evaluation Procedure
To ensure sufficient residential capacity is maintained to accommodate the RHNA need, the City will develop
and implement a formal ongoing (project-by-project)
evaluation procedure pursuant to Government Code
Section 56863. Should an approval of development
result in a reduction of capacity below the residential capacity needed to accommodate the remaining need
for lower-income households, the City will identify and re-zone sufficient sites to accommodate the shortfall.

In particular, if one of the five commercially-zoned sites identified as allowing for exclusively residential uses (i.e., sites 20, 22, 23, 25, or 34) is developed with uses other than residential or the site is developed with
fewer residential units than counted in the sites
inventory, the City will identify additional sites within the city that will allow for exclusively residential uses.

The outcomes of this evaluation and monitoring shall
be contained within the City annual housing reports
submitted to HCD as required pursuant to GC Section
65400.

Policies 2.1.1,

2.1.2 Project review
is ongoing with
annual report
to HCD
In 2021, Site 11 was rezoned from Estate Density to
Medium Density. This rezoning action increased housing
unit potential from 10 units to 85 units for an overall increase of 75 units.

In 2018, the HFP Church was approved on 1.53-acres of a five-acre site (Site 22). In 2019, the City rezoned the property to Downtown Core, which increased the housing
density on the remaining 3.65 acres from 20 du/ac to
35du/acre. This rezone increased the dwelling unit potential on the site to 127 dwelling units which is an increase of 62 dwelling units. Adding the 75 additional units from Oat Hill, the overall residential capacity is increased by 137 units.

In 2020, the Home2Suites Hotel project was approved on

1.98 acres (Site 25). This approval reduced the number of developable housing units by 25. This 25-unit decrease is offset by Site 11 and 22 for a net gain of 112 dwelling units.

In 2019, Site 18 was rezoned to Home Improvement. This
rezoning reduced the number of developable housing units by 25. This rezoning is offset by Site 11 and 22 for a net gain of 87 units.

In 2019, the Broadway Materials site (Site 26) was rezoned to Home Improvement. This rezoning reduced the number
of developable housing units by 25. This rezoning is offset by Site 11 and 22 for a net gain of 62 units.

The Napa Cove affordable housing project was approved on two parcels – one that was included in the housing
inventory (Site 27) and one that was not identified in the inventory for a net increase of 56 dwelling units and an overall increase of 118 dwelling units.

Sites in the Broadway District, Oat Hill, and Watson Ranch were rezoned to accommodate additional housing
opportunities. These will be identified in the 6th Cycle Housing Element.

Required; modify as
appropriate.
173
2-6 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Programs Objective Timeframe Status of Program Implementation Recommendation B Program I.2.2: Maintain Inventory of Developable
Sites
To ensure adequate sites are available throughout the
planning period to meet the City's RHNA, the City shall continue to annually update an inventory that details
the amount, type, and size of vacant and underutilized
parcels to assist developers in identifying land suitable for residential development. The inventory shall also
describe in detail the number of extremely low-, very
low-, low-, and moderate-income units constructed
annually. The City shall post the inventory on the City website and make it available at the Planning
Department counter.

Policy 2.1.1 Update
annually
An inventory of housing sites and the number of permits issued in 2020 is available on the City’s website and front counter for the Planning Division. The City approved the Broadway District Specific Plan (BDSP) in July 2018, which identifies a capacity of 1,200 new units in the Broadway District. Furthermore, the City approved the Oat Hill
multifamily project that includes 291 apartment units on two parcels. One parcel is a new addition to the current inventory. The second parcel is included in the current inventory but the approval includes a General Plan
Amendment and Zone Change to increase the density from
one unit per acre to 8.5 units per acre.

Required; continue in
the 6th Cycle
C Program I.2.3: Priority Sewer and Water Service for
Affordable Housing
The City shall adopt policies and procedures to provide priority sewer and water service for developments that
include lower income housing units, consistent with
State law (Government Code Section 65589.7).

Policy 2.1.3 December of
2015
The City modified its Sewer and Water Service to put
affordable housing as the first priority in July of 2019. The update was codified in American Canyon Municipal Code
(ACMC) Section 13.10.020.

Completed; delete.

D Program I.2.4: Incentives for Second Units
The City shall explore and adopt, as appropriate,
programs and incentives for encouraging second units.

Possible approaches may include, but are not limited
to, preparing an informational manual that describes
the permitting procedures for second units, a preapproved design template for second units, reduced fees for second units, and technical or financial
assistance for homeowners who agree to rent their
second units at affordable rates.

Policy 2.2.4 Explore and
adopt programs
and/or
incentives by
2018
The City adopted new guidelines and standards for Second Units, or Accessory Dwelling Units (ADUs) in 2017 to align with new provisions in Government Code Section 65852.2.

The new standards were codified in ACMC Section 19.39.

New incentives for ADU’s remove water and wastewater
capacity fees, reduce parking and fire sprinkler
requirements, and proportionally reduce remaining impact fees.

In 2018, staff created two handouts that explain the
building permit and zoning requirements for ADUs.

The City joined the Napa-Sonoma ADU coalition to develop ADU outreach materials and fee estimating software in
March 2019.

The City revised the ADU ordinance to comply with the new state laws in August 2020.

Objectives completed;
consider keeping to
create new objectives
to further incentivize
ADU development,
particularly in high
resource areas.
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CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-7 Programs Objective Timeframe Status of Program Implementation Recommendation E Program I.2.5: Neighborhood Preservation Program
The City shall continue to enforce Neighborhood
Preservation (Chapter 9.04 of the Municipal Code),
which is designed to ensure that individual properties
within neighborhoods are maintained at levels that
protect property rights of both individual property
owners and general neighborhoods, and to minimize
potential nuisances and impacts to the public health,
safety, and welfare.

Policy 2.4.1 Ongoing The City’s Code Enforcement officer continues to implement this program.

Ongoing. This is not
required by HCD, but if
the Neighborhood
Preservation Program
provides education or
funding to
homeowners for
improvements, the
program should be
kept and modified to
reflect this.

F Program I.2.6: Residential Rehabilitation Loan
Program
Working in collaboration with the City of Napa Housing
Authority, the City shall apply annually for CDBG
funding to support the Residential Rehabilitation Loan
Program, which provides no interest loans to lowincome homeowners to finance home repairs. Funding is available to repair or replace deficiencies to
residential structural, mechanical, plumbing, and
electrical systems, roofing, water damage, energy
conservation, correction of health and safety issues and accessibility/mobility modifications. The City shall also subsidize permit fees for units rehabilitated through the Residential Rehabilitation Program.

Policies 2.5.1,

2.5.2, 2.5.3
Apply for
funding
annually
The U.S. Department of Housing and Urban Development
awarded the City a $1 million Community Development
Block Grant (CDBG) in 2017, of which $350,000 was for
owner-occupied rehabilitation.

In 2019, the City applied for a new $1 million CDBG grant, which included an additional $300,000 for owner-occupied rehabilitation assistance programs, but was not awarded.

The City must address
rehabilitation if
substandard housing is
a constraint in the
community. Continue
in the 6th Cycle,
though objectives and
strategies may be
revised.

G Program I.2.7: Code Enforcement
The City shall continue to use its code enforcement
efforts to improve the existing housing stock. The City shall provide owners of residential housing units
identified as needing code enforcement actions with
information on the Residential Rehabilitation Loan
Program.

Policies 2.5.1,

2.5.2 Ongoing The City’s Code Enforcement officer continues to implement this program
Required; continue in
the 6th Cycle.

H Program I.2.8: City-owned Land for Affordable Housing The City shall sell City-owned land, as available and
feasible for residential development, at a reduced cost to developers to build affordable housing. The City shall notify developers of opportunity sites and incentives
through the City website, informational brochures
available at City Hall, and the distribution of Requests For Proposals as sites become available.

Policy 2.6.3 Review
opportunities
annually
No city-owned land was available during this period. The city has an obligation to consider
city-owned land for
housing; continue in
the 6th Cycle.
175
2-8 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Programs Objective Timeframe Status of Program Implementation Recommendation I
Program I.2.9: Employee Housing Program
The City shall explore and adopt, as appropriate,
possible programs, incentives, and/or requirements for
increasing employee housing close to major employers
in American Canyon. Possible approaches may include,
but are not limited to, identifying funding for a first time homebuyer program tied to place of work,
identifying surplus land for the development of
workforce housing, developing employer incentives
based on the percentage of their employees living close to work, and/or requiring major employers to plan for
employee housing. In developing the program, the City
shall reach out to major employers to gain an
understanding of the needs of their employee base.

Policy 2.6.10 Begin exploring
options by 2017
and adopt, as
appropriate by
2019
In 2016, the City adopted an Affordable Housing Nexus fee on nonresidential development. The basis for the fee is that new non-residential development creates the need for
additional housing in the City of American Canyon.

Completed; delete.

J Program I.2.10: Affordable Housing Fund
The City shall provide financial assistance from the
Affordable Housing Fund, as available, for the
construction of affordable housing and/or to subsidize
development impact fees for affordable housing. The
City shall review and prioritize potential projects based on the following criteria:
1 Convenient access to transit (or provision of transit by the project to meet the needs of its prospective
residents).
2 Convenient access to neighborhood services and
facilities, as needed by the prospective residents.
3 Convenient access to neighborhood recreation
facilities, or onsite provision of adequate facilities. 4 Minimal environmental constraints or cost-effective
mitigation of constraints.
5 Cost-effective provision of services and utilities to the site and onsite.
6 Adequate site area to provide sufficient parking,
open space, setbacks, and building separations.

The City shall hold informational meetings bi-annually, based on funding availability, to inform affordable
housing developers of available funding.

Policy 2.6.5 Review
opportunities
annually
The City donated land, reduced and deferred impact fees, approved development concessions, and allocated
approved $1.5 million in funding plus a $930,000 loan to support the Valley View Affordable Senior Apartment
Project by 2017.

While not required,
this is a valuable tool.

If funding allows, this
program should be
continued in the 6th
Cycle. Specific
objectives (with
metrics and
monitoring) should be
added.
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CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-9 Programs Objective Timeframe Status of Program Implementation Recommendation K Program I.2.11: Incentives for Affordable HousingThe
City shall facilitate the development of affordable
housing in conjunction with market rate rental housing
through the following:
1 Use of housing set-aside funds for mixed income
housing projects that include units affordable to
extremely low-, very low-, and low-income
households;
2 Regulatory incentives, such as expediting permit
processing, deferred fees, and/or reduced parking
requirements based on the bedroom mix of the
project; and
3 Providing up to a 35 percent density bonus and
three concessions/incentives for developments that
include affordable housing, consistent with State
density bonus law.

The City shall publicize the above incentives for market rate housing to developers and/or other interested
parties by providing informational fliers at the
Community Development Department counter and in
the general development application packet.

Policies 2.6.3,

2.6.5 Ongoing The City required the Village at Vintage Ranch project to increase the affordability term from 10 to 20 years for eight very low and eight low-income units in exchange for
extending the term of the project’s Design Permit approval.

In return for a zoning district upgrade, the City obtained 5% very low income units in perpetuity from the Canyon Ridge apartments in 2014.

The Valley View project received a 55% density bonus for providing 70 low and very low income units in 2013.

The City updated its Density Bonus program to comply with Assembly Bill (AB) 2753 (2018) in February of 2019.

This program should
be continued in the 6th
Cycle. Specific metrics
and monitoring should
be added.

L Program I.2.12: Density Bonus Program
The City shall continue to offer density bonuses
consistent with State law for qualifying affordable
housing and senior housing development. The City shall
prepare and distribute an informational brochure
describing the density bonus provisions.

Policy 2.6.3 Prepare
brochure by
2016
The density bonus brochure was posted to the City’s
website in 2016. See http://bit.ly/2kZ1ScQ website link. The City updated their Density Bonus Ordinance in February of 2019. The City approved two projects, the Lemos Pointe
Apartments and the Napa Cove Apartments, which both
utilized the Density Bonus program and requested
concessions to design standards. The Lemos Pointe project consisted of 186 affordable units and the Napa Cove project consisted of 66 affordable units.

This program should
be continued in the 6th
Cycle. New objectives
should be added and
the City should
commit to updating
the brochure at
regular intervals.
177
2-10 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Programs Objective Timeframe Status of Program Implementation Recommendation M Program I.2.13: Planned Development Process
To promote the development of affordable housing
units, the City shall use its planned development
process to negotiate alternative development
standards, such as alternative parking standards, street improvement standards, maximum density, lot
coverage, and height limits.

Policy 2.6.3 Ongoing The Village at Vintage Ranch will provide 16 low- and very low-income units.

If the Planned
Development process
has been valuable to
the City, this should be
continued in the 6th
Cycle. Program
objective should be
revised for clarity and
metrics and
monitoring should be
established.

N Program I.2.14: Assist in Accessing Grant Funding
The City shall offer assistance in accessing local, State, and Federal funding for affordable housing by applying
for such funding, when feasible, on behalf of the
affordable-housing developer, or by providing technical assistance or documentation necessary to support an
application for funding.

Policies 2.6.5,

2.6.6, 2.6.7
Review funding
opportunities
annually
The City applied for and was successful in obtaining a $1 million CDBG grant for the Valley View Senior Affordable Housing Project in 2015.

The City received a HUD HOME Investments Partnership
grant in 2017. The $1,000,000 grant allocated $650,000 for first-time homebuyer programs and $350,000 for owneroccupancy rehabilitation programs.

The City applied for a CalHome Disaster Assistance funds in December 2019 and was awarded $2.2 million for down
payment assistance. The funds are to assist low- and
moderate-income survivors of the 2017-2018 wildfires that were federally declared disasters.

The City applied for $1 million in HOME funds in January 2020 and $1 million in CalHome General Funds for owneroccupancy rehabilitation and ADU programs in February 2020.

The City applied for the SB 2 Planning Grant from HCD in December 2019 and received $160,000 in funding to update its building permit software and Housing Element.

The City applied for the HCD Local Early Action Planning (LEAP) grant in March 2020 and was awarded $160,000 for pro-housing efforts.

In 2020, the City assisted the developer successfully receive Federal TCAC financing for a 186-unit affordable apartment project.

In 2021, the City assisted the developer successfully receive Federal TCAC financing for a 66-unit affordable apartment project.

Successful program. If
funding allows,
continue in the 6th
Cycle. Metrics and
monitoring should be
added.
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CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-11 Programs Objective Timeframe Status of Program Implementation Recommendation O Program I.2.15: Incentives for Lot Consolidation
The City shall offer incentives, such as reduced or
deferred fees, expedited processing, or modified
development standards to owners of small and
underutilized properties for the consolidation and/or
re-use of small lots to create larger parcels with greater affordable housing development potential. The City will post information on its website about available
incentives for lot consolidation.

Policy 2.6.3 Identify
appropriate
incentives and
post
information on
website by
2017
Staff completed a reversion to acreage for the Valley View affordable senior housing project in 2015.

Staff completed two lot mergers in 2016.

Continue in the 6th
Cycle, particularly if
there are number of
lots with potential.

Specific metrics should
be established.

P Program I.2.16: Partner with the Housing Authority
The City shall continue to partner with the City of Napa Housing Authority or similar entity to take advantage of administrative resources and receive a reasonable
share of Federal, State, and private funding for housing.

Policy 2.6.6 Ongoing The City Council approved a two-year contract with the City of Napa Housing Authority in 2019, and a one-year contract extension in 2021. A new two-year contract is scheduled to be reviewed by the City Council in mid-2022.

Required. Continue in
the 6th Cycle.

Q Program I.2.17: Inclusionary Housing Program
The City shall continue to require all residential
ownership projects of five or more above moderateincome units to include affordable units consistent with the Inclusionary Housing Requirements (Municipal Code
Chapter 19.28). The City shall amend the Inclusionary
Housing Requirements Chapter of the Municipal Code
to remove inclusionary requirements for rental housing.

Policy 2.6.8 Amend
Ordinance in
2015
As required by Program 1.2.17 as a result of the Palmer decision, the City suspended inclusionary housing
requirements and adopted a Nexus Fee in 2016.

AB1505 reinstated inclusionary housing requirements in
California. Consistent with AB1505, the City amended the Inclusionary Housing Ordinance in October 2019 to
reinstate inclusionary housing. Consistent with State Law, the new ordinance provides a menu option for developers to meet their inclusionary requirements, including paying in-lieu fees if inclusionary is demonstrated to be costprohibitive.

Continue in the 6th
Cycle. Revise the
program to remove
the municipal code
amendment objective,
which has been
completed. Specific
metrics should be
established to set a
unit goal.

R Program I.2.18: Conduct Nexus Study for Affordable
Housing Fees
The City shall conduct a nexus study to determine an
appropriate and feasible affordable housing impact fee
and shall consider adopting fees, as appropriate, for
rental housing developments and for non-residential
developments (i.e., commercial linkage fee).

Policy 2.6.9 Consider
adopting fee in
2015
The Nexus Study and Commercial linkage fee was adopted
in 2016.

Continue program
with inflation
adjustments
179
2-12 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Programs Objective Timeframe Status of Program Implementation Recommendation S Program I.2.19: Preserve At-Risk Housing
The City shall contact property owners of units at-risk of converting to market rate housing within one year of
affordability expiration to discuss the City’s desire to preserve complexes as affordable housing. The City
shall seek participation from agencies interested in
purchasing and/or managing units at-risk. The City shall require property owners to give a nine-month notice of
their intent to opt out of low-income use restrictions.

The City shall work with tenants to provide education
regarding tenant rights and conversion procedures
pursuant to California law.

Policy 2.7.1 Ongoing The City of Napa Housing Authority (HACN) worked with the Lodge apartments to encourage preservation of 11
affordable units that were scheduled to expire in 2016.

HACN worked with the property owner to provide financial incentives to tenants of affordable units that were
scheduled to expire. Unfortunately, staff efforts were unable to convince the owner to maintain expired inclusionary units.

In 2018, low-income tenants in nine of the 11 affordable units were vacated. As of 2022, two low-income tenants
remain.

Required if there are
units identified as atrisk of conversion to
market rate. Continue
in the 6th Cycle.

Objectives and
strategies may be
revised. Metrics can
be added to establish
a goal, based on the
number of at-risk units
in the city.

T Program I.2.20: Monitor Section 8 Status
In partnership with the Housing Authority, the City shall monitor apartments for Section 8 status and prepare a
plan for the preservation of these units as affordable
rental housing. The plan will state the City’s proposed actions for assisting the current property owner in
preserving these affordable units, or assisting in the
acquisition by a non-profit entity dedicated to
permanently preserving the affordability of these rental units.

Policy 2.7.1 2007-2014 The City of Napa Housing Authority annually monitors the Housing Choice Voucher (Section 8) program for the City of American Canyon. In 2021, the Housing Authority
administered 142 housing vouchers, 34 of which were for the Valley View Senior Apartments.

Continue in the 6th
Cycle. Specific metrics
and monitoring should
be added to provide a
household/unit goal
for the program.

U Program I.2.21: Mobilehome Park Rent Stabilization
Program
The City shall continue to protect the interests of
residents living in existing mobile home parks by
enforcing the Mobilehome Park Rent Stabilization
Program (Chapter 15.04 of the Municipal Code,
adopted 1995), which includes measures for rent
stabilization, strict conversion standards, and relocation assistance and compensation to residents if parks are
converted to another use.

Policies 2.7.4 Ongoing Ongoing Not specifically
required but this
program addresses a
constraint (high cost
of rent) and works
toward extremely low
income goals;
continue in the 6th
Cycle.
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CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-13 Programs Objective Timeframe Status of Program Implementation Recommendation V Program I.2.22: Rental Assistance Program
The City shall continue support for the Rental
Assistance Program at the State and local level by
maintaining membership in the Napa Housing
Authority.

Policy 2.7.1 Seek funding
for rental
assistance
when available.

Multiple projects were assisted during the 5th Cycle. The Napa Housing Authority secured 34 HUD-Veterans Affairs
Supportive Housing (HUD-VASH) vouchers for homeless
veterans in 2016. The Napa Housing Authority was awarded 10 Housing Choice vouchers in 2018 and the City of
American Canyon received those vouchers in 2019. The City applied for the CDBG CARES Act grant) in August of 2020 and was awarded $98,000 for rental assistance.

The Napa Housing Authority was successful in obtaining
eight Project-Based Vouchers for the Napa Cove Apartment project in 2022.

Not specifically
required but this
program addresses a
constraint (high cost
of rent) and has been
successful; continue in
the 6th Cycle. Add
metrics and
monitoring.

W Program I.2.23: Rehabilitation Loan Program Outreach
to Elderly Homeowners
The City shall conduct targeted outreach to elderly
homeowners to inform them of the Residential
Rehabilitation Loan Program (Program I.2.6) and PACE
Program.

Policy 2.8.1 Prepare
outreach
materials by
2016
The City Housing Authority provides on-going marketing of outreach materials to seniors regarding the City’s
Rehabilitation Loan Program. The outreach consists of
flyers, workshops, and newspaper advertisements. The City Housing Authority also conducts outreach meetings at the Senior Center and the Family Center in American Canyon.

Due to the Governor's Shelter-In-Place order to prevent the spread of COVID-19, physical outreach meetings were
suspended in 2020 and 2021.

Works to address
constraints for those
with special housing
needs; continue in the
6 th Cycle. Metrics
should be added for
the number of
households the City
hopes to assist.

X Program I.2.24: Facilitate Construction of Housing for Persons with Disabilities
The City shall facilitate the construction of subsidized rental housing affordable to extremely low-, very lowand low-income persons that meet the physical and supportive service needs of persons with disabilities,
including developmental disabilities, such as:
handicapped accessibility; on-site supportive services
and/or daily living assistance; and transportation. The City shall continue to publicize financial and regulatory incentive opportunities to developers interested in the construction of subsidized rental housing that meets
the needs of persons with disabilities by providing
informational fliers at the Community Development
Department and in all general development application
packets.

Policies 2.8.1,

2.8.5 Ongoing The Valley View Senior Homes affordable housing project provides handicap accessibility and on-site supportive
services. The project was completed in 2019.

Works to address
constraints for those
with special housing
needs; continue in the
6 th Cycle. Metrics
should be added for
the number of
households the City
hopes to assist.
181
2-14 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Programs Objective Timeframe Status of Program Implementation Recommendation Y Program I.2.25: Outreach to Developmentally Disabled
The City shall work with the North Bay Regional Center
to implement an outreach program informing residents
of the housing and services available for persons with
developmental disabilities. The City shall make
information available on the City website.

Policies 2.8.1,

2.8.5 Initiate
coordination by
2016
In 2016, the City coordinated with North Bay Regional
Center and has a link to their services on the City’s website.

Works to address
constraints for those
with special housing
needs; continue in the
6 th Cycle. New
objectives and metrics
should be added for
the number of
households the City
hopes to assist.

Z Program I.2.26: Zoning for Small Group Homes
In order to comply with State law, the City shall amend the Zoning Code to add group homes for six or fewer
residents (i.e., residential care homes) as a permitted use in the Residential Estate (RE), Medium Residential
(RM), and High Residential (RH) Zoning Districts, in
addition to the zones where they are already allowed.

Subject to the provision of the American Canyon
Municipal Code, group home/residential facilities will
be held to the same standards and permit processing as
single-family homes.

Policy 2.8.8 2016 The City amended the zoning code in 2017 to classify small group homes, or residential care homes, as permitted uses for all residential zones with the same standards and permit processing as single-family homes.

Revise. While the city
allows small group
homes in all
residential zones,
subject only to the
requirements of
typical residential
uses, HCD also
considers conditions
of approval to be a
constraint to large
group homes and
requires jurisdictions
to allow residential
care facilities with
seven or more beds in
the same manner. The
program should be
revised to commit the
City to allow large
group homes in every
residential district
with the same
standards as
residential uses and a
timeline should be
provided.
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CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-15 Programs Objective Timeframe Status of Program Implementation Recommendation AA Program I.2.27: Zoning for Employee Housing
In order to comply with State law (i.e., Health and
Safety Code Sections 17021.5 and 17021.6), the City
shall amend the Zoning Code to allow employee
housing for six or fewer occupants (including farm
employee housing) in all zones allowing single family
residential, and shall amend the RE zone to permit
employee housing of up to 12 units or 36 beds.

Policy 2.8.6 2016 The City amended the zoning code in 2017 to add employee housing as a use classification with the class as a permitted use in all residential zones.

Complete; remove.

BB Program I.2.28: Zoning for Single Room Occupancy
The City shall amend the Zoning Code to allow single
room occupancy (SRO) in the Residential High (RH) zone
district, subject to development standards that will
allow and encourage the construction of new SROs.

Policy 2.8.1 2016 The City amended the zoning code in 2017 to add a use classification for Single Room Occupancy (SRO) facilities.

The use is permitted in high-density residential zones.

Complete; remove.

CC Program I.2.29: Facilitate Construction of Large Units The City shall facilitate the construction of housing that includes three- and four-bedroom units affordable to
extremely low-, very low-, and low-income households.

The City shall publicize financial and regulatory
incentive opportunities to developers interested in the construction of housing that includes larger affordable units by providing informational fliers at the
Community Development Department and in all general
development application packets.

Policy 2.8.2 Prepare fliers
by 2017
The City prepared fliers in 2017 and they are available on the City’s Housing website as well as the planning division counter.

Works to address
constraints for those
with special housing
needs; continue in the
6 th Cycle. Metrics
should be added for
the number of
households the City
hopes to assist.

DD Program I.2.30: Farmworker Housing
The City shall continue to support regional efforts to
address farmworker housing issues. The City shall also
offer incentives, such as fee waivers and reduced
development standards, for farmworker housing.

Policy 2.8.6 Reach out to
developers by
2017 and biannually
thereafter
The City added web links to farmworker housing resources on the City’s housing website.

Works to address
constraints for those
with special housing
needs; continue in the
6 th Cycle. Metrics
should be added
identifying the
number of households
the City hopes to
assist.
183
2-16 | American Canyon 6th Cycle Housing Element Background Report CERTIFIED Programs Objective Timeframe Status of Program Implementation Recommendation EE Program I.2.31: Distribute Homeless Shelter
Information
The City shall provide information regarding the Napa
Valley Shelter System to City personnel and others (e.g., newspapers, churches) likely to be in contact with those needing shelter. Direct personnel to refer such persons as appropriate.

Policy 2.8.9 Ongoing The City of Napa Housing Authority provides this service on an ongoing basis.

Ongoing; continue in
the 6th Cycle. Consider
providing this
information (and links
to other resources) on
the City website.

Metrics should be
added identifying the
number of households
the City hopes to
assist.

FF Program I.2.32: Distribute Fair Housing Information
The City shall provide information about Fair Housing of Napa Valley services to City personnel likely to receive fair housing complaints, and shall direct employees to
refer such persons as appropriate. The City shall
continue to distribute fair housing information to public agencies and establishments in American Canyon, in
City buildings and other public locations (e.g., City hall, fire station, library, post office, community centers), in City mailings to residents, and on the City website.

Policies 2.9.1,

2.9.2 Ongoing The City of Napa Housing Authority provides this service on an ongoing basis. Fair housing posters are displayed at City Hall.

This program works to
meet State objectives
for AFFH; continue in
the 6th Cycle. Consider
providing this
information (and links
to other resources) on
the City website.

Metrics should be
added identifying the
number of households
the City hopes to
assist.

GG Program I.2.33: Fair Housing Event
The City shall annually sponsor a fair housing event in collaboration with Fair Housing of Napa Valley or any
similar entity targeted to community organizations
serving residents who may experience housing
discrimination, rental property owners, real estate
industry representatives, and lenders.

Policy 2.9.2 Annually The City of Napa Housing Authority provides this service on an ongoing basis.

This program works to
meet State objectives
for AFFH; continue in
the 6th Cycle.

HH Program I.2.34: Encourage Sustainable Building
The City shall continue to encourage new residential
development and rehabilitation projects to incorporate
sustainable building design and siting, construction, and operation. The City promotes the reduction of energy
consumption through the use of recycled water for new
large residential, commercial, and industrial
landscaping projects; requires adherence to the City’s
zero water footprint policy that requires new
Policies

2.10.1,

2.10.3, 2.10.4
Ongoing The City adopted a new Electric Vehicle Charging Station Ordinance that streamlines permit processing for residential projects in 2019.

The City adopted the Broadway District Specific Plan in 2019, which requires new development in the 300-acre
district to provide 15 percent more energy reduction than the California Building Code requires.

Ongoing; continue in
the 6th Cycle. Consider
providing information
on resources and
incentives on the City
website.
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CHAPTER 2 EVALUATION OF PREVIOUS HOUSING ELEMENT
6th Cycle Housing Element Background Report CERTIFIED | 2-17 Programs Objective Timeframe Status of Program Implementation Recommendation development to reduce water consumption to a level
sustainable with the city’s long term water supplies, or provide off-site water conservation measures to reduce
overall citywide water consumption; and participates in the regional trash recycling programs.

II Program I.2.35: Energy Conservation Fact Sheet
The City shall make available an informational fact
sheet for distribution that will describe the energy
conservation measures that can be instituted in existing homes for little cost and will save energy and utility
expenses.

Policies

2.10.5, 2.10.7
Distribute fact
sheet by 2016
The Energy Conservation Fact sheet was prepared and is
available on the City’s website.

This works to meet
state objectives
regarding energy
conservation
opportunities;
continue in the 6th
Cycle. The program
may be revised to
establish new
strategies.

JJ Program I.2.36: Adjust Utility Allowances for Green
Affordable Housing Units
As an incentive for the development of green
affordable housing projects, the City shall reduce utility allowances for affordable green housing units, allowing developers to charge more rent.

Policy 2.10.1 2016 The City adopted new utility allowances for affordable housing units and allowed for the adjustments of utility allowances for green affordable housing units in 2017. The City updates the utility allowances on an annual basis.

Continue in the 6th
Cycle. Revise to
commit the City to
continue updating the
materials at a defined
interval.

KK Program I.2.37: Annual Housing Element Report
The City shall review and report annually on the
implementation of Housing Element programs and the
City’s effectiveness in meeting the program objectives
for the prior calendar year. The City shall present the annual report to the City Council at a public hearing
before submitting the annual report to the California
Department of Housing and Community Development
(HCD) and the Office of Planning and Research (OPR).

Policies

2.11.1, 2.11.2
Annually The Planning Commission and City Council review the City’s Annual Report before it is submitted to HCD. The annual Housing Element report was reviewed at a public hearing by the Planning Commission in February 2022 and the City
Council in March 2022. All submittal dates were
accomplished within required timeframes.

Required. Continue in
the 6th Cycle.

LL Program I.2.38: Maintain Adequate Staffing
The City shall maintain City staffing or contracted
services at levels that are adequate to ensure the
continued prompt consideration of residential
development applications.

Policy 2.11.1 Annual review
of staffing
levels
Projects were reviewed within the State Permit
Streamlining Act. The City reviews staffing levels in
conjunction with the annual fiscal year budget.

Continue in the 6th
Cycle. Consider
revising the program
to add an objective
committing the City to
recruiting a diverse
workforce.
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TABLE OF CONTENTS
Chapter 2 Evaluation of Previous Housing Element.........................................1 Implementation Programs ............................................................................................................................................ 5 Table 2-1 Progress Toward the 5th Cycle RHNA .............................................2 Figure 2-1 Progress Toward the 5th Cycle RHNA .............................................2 187
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Housing Needs
Assessment
Key Findings
• American Canyon’s population is expected to grow at a faster rate than other cities in Napa County over the next 20 years.
• American Canyon is the most racially/ethnically diverse city in Napa County.
• Residents' mean one-way commute time is nearly 40 minutes, and the city is a net exporter of workers.
• Household sizes and the proportion of households with children is larger than the rest of the county, and household sizes are trending higher.
• Renter households are overcrowded at higher rates than residents who own their homes, and more acutely at the low-income range. Renters, especially lower-income households, also tend to be more likely to be cost burdened, paying more than 30 percent of their income on housing expenses.
• The majority of homes in the city are single-family detached homes.

Mobile homes are the second-largest category of housing type. About thirty percent of housing units were built before 1980 and can be assumed to need rehabilitation.
• Many seniors own their own homes, and frequently own mobile homes.

Introduction
The Housing Needs Assessment analyzes the demographic, socioeconomic, and housing characteristics of the City of American Canyon with the intent to identify specific housing needs for current and future residents. Key assessment components include population and employment trends, household characteristics, and an analysis of housing conditions. This Needs Assessment establishes a baseline for 6
th Cycle Housing Element policy recommendations.

Housing needs data in American Canyon are compared to Napa County.

Although certain demographic characteristics may differ between American Canyon and Napa County, many housing trends and needs in American Canyon are common throughout the wider County area. Understanding local housing 188
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needs will help the city determine how much and what type of housing to plan for.

This chapter includes the following sections:
• Population and Employment Trends
• Existing Households
• Housing Characteristics
• Special Housing Needs
Population and Employment Trends
This section relies primarily on population, housing, and employment data published by the U.S. Census, the California Department of Finance (DOF), and the Association of Bay Area Governments (ABAG), specifically from the ABAG Pre-Reviewed Data Package, as indicated in the table sources.

Background
The City of American Canyon is located in southern Napa County, adjacent to Solano County and the city of Vallejo. The city is located approximately 45 miles west of Sacramento along Interstate I-80 and is approximately 5.5 square miles.

American Canyon incorporated in 1992. Since incorporation, residential development has grown along with business and commercial development along Highway 29, and the Green Island Industrial Park south of Napa Airport.

In 1990, the Census Bureau reported the American Canyon Census Designated Place (CDP) population as 7,706. The city experienced rapid growth between 1995 and 2005, from 8,689 to 14,197 residents, a 45.3 percent increase.

However, population growth slowed between 2005 and 2010, during the recession as housing development was impacted. Between 2015 and 2022, population increased just 5.7 percent, from 20,481 to 21,658. The Department of Finance (DOF) 2022 population estimate is 21,658. Table 3-1 shows population growth trends for American Canyon from 1995 to 2022.

Table 3-1 American Canyon Population Growth Trends (1990-2020) Year Population Numerical Change Change
1995 8,689 NA N/A
2000 9,774 1,085 12.5%
2005 14,197 4,423 45.3%
2010 19,454 5,257 37.0%
2015 20,481 1,027 5.3%
2020 20,837 356 1.7%
2021 21,566 729 3.5%
2022 21,658 92 0.4%
Source: Department of Finance (DOF), E-5 Series.
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Other municipalities within Napa County include Yountville, St. Helena, Napa, and Calistoga. Table 3-2 illustrates the city’s population change in comparison to neighboring jurisdictions. Between 2010 and 2020 the population countywide increased by 1.1 percent. During this 10-year period, American Canyon was the fastest growing city in the county, increasing by 7.1 percent from 19,454 to 20,837. The most populous city in Napa County remains the city of Napa with a population of 79,246 in 2020.

Table 3-2 Neighboring Jurisdictions Population Trends (1990–2020) Jurisdiction Name 1990 2000 2010 2020
Change (2010-2020)
Number Percent
City of Calistoga 4,468 5,190 5,155 5,228 73 1.4%
City of Napa 64,865 72,585 76,915 79,246 2,331 3.0%
City of St. Helena 4,990 5,950 5,814 5,430 -384 -6.6%
City of Yountville 3,259 2,916 2,933 2,685 -248 -8.5%
Napa County 110,165 124,279 136,484 138,019 1,535 1.1%
City of American Canyon 7,706 9,774 19,454 20,837 1,383 7.1% Source: ABAG Pre-Approved Data Package; U.S. Census, 1990, 2000, 2010, and 2020.

Table 3-3 shows the population projections prepared by the Association of Bay Area Governments (ABAG) for American Canyon and other jurisdictions in Napa County. Between 2020 and 2040, American Canyon is expected to grow more than five percent each decade, increasing to a population of 23,830 in 2030 and 25,280 in 2040. Compared to the other jurisdictions in the county, American Canyon is projected to have the second-largest percent change in population growth from 2020 to 2040, growing by a total of 15.8 percent. This is slightly higher than the projected countywide population growth of 14.5 percent during the 20-year period.
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Table 3-3 Napa County Jurisdictions Population Projections (2010–2040) Jurisdiction
Name 2010 2020 2030 2040
Percent Change
2010-
2020
2020-
2030
2030-
2040
2020-
2040
Napa County Total 136,484 138,019 151,445 158,050 1.12% 9.73% 4.36% 14.51% American Canyon 19,454 21,837 23,830 25,280 12.25% 9.13% 6.08% 15.77% Calistoga 5,155 5,228 5,485 5,600 1.42% 4.92% 2.10% 7.12% Napa 76,915 79,246 82,205 86,715 3.03% 3.73% 5.49% 9.43% St. Helena 5,814 5,430 6,655 6,800 -6.60% 22.56% 2.18% 25.23% Yountville 2,933 3,436 3,385 3,535 17.15% 1.48% -4.43% 2.88% Source: U.S. Census 2010, 2020 and Plan Bay Area 2040 Projections.

Age of Population
American Canyon’s demographics have shifted over the past decade. The number of children and younger adults, groups age 0-14 and age 25-44, decreased between 2010 and 2019. The middle-aged and senior age groups increased in size, including those age 45-85 and age 85+. The age groups with the largest increase were age 55-64 with an increase from 2,064 to 2,470 and age 65-74 from 1,041 to 1,374. Figure 3-1 shows the distribution of population by age group from 2000 to 2019.

Figure 3-1 Population by Age, 2000-2019
Source: U.S. Census Bureau, Census 2000 SF1, Table P12; U.S. Census Bureau, Census 2010 SF1, Table P12; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B01001
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American Canyon has become more diverse over the last two decades. The composition of American Canyon’s population has historically differed from the countywide and statewide populations, with a smaller proportion of individuals of Hispanic/Latino origin and a larger proportion of individuals of Asian/Pacific Islander origin in comparison. Over the last two decades, the Hispanic/Latino population and Asian/Pacific Islander population have both increased.

Figure 3-2 compares the racial and ethnic composition of the population of American Canyon from 2000 to 2019. In 2000, the majority of the population in American Canyon was white; however, since 2000 the proportion of white residents decreased. By 2010, the largest racial/ethnic group was Asian/Pacific Islander, making up 33 percent of the population. In 2020, the Asian/Pacific Islander population represented the largest racial/ethnic group (36.8 percent), followed by the Hispanic/Latino population (28.0 percent), and the white population (21.4 percent).

Figure 3-2 Population by Race, 2000-2019
U.S. Census Bureau, Census 2000, Table P004; U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B03002
Employment Trends
American Canyon is a net exporter of workers, with 9,639 employed residents and 4,447 jobs according to the 2015-2019 ACS. The ratio of jobs to resident workers is 0.46. As shown in Figure 3-3, the largest percentage of employed 192
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residents held jobs in the Health & Educational Services Industry (40.1 percent).

Significant percentages of workers were also employed in Manufacturing, Wholesale, & Transportation (19.2 percent); Financial & Professional Services (12.4 percent); and Retail Industries (10.6 percent). The County of Napa has a similar composition of employment by industry but has a larger percentage of the employed population working in Financial & Professional Services and Agriculture & Natural Resources.

Recent estimates released by the California Employment Development Department (EDD) show American Canyon’s unemployment rate was 3.2 percent as of March 2022. This rate is the same as the County of Napa whose unemployment rate was 3.2 percent.

Figure 3-3 Employment by Industry
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table C24030 Of the employed workforce, 79.6 percent commuted to work driving alone. The mean travel time was 37.3 minutes one way. Due to the relatively small geographic size of the city, this indicates many of the city’s residents commute to jobs outside of the city. These drive times are higher than the countywide average of 25.6 minutes.

The largest employment areas within American Canyon are the Industrial area in the northwest portion of the city and the Central Commercial District along Highway 29. Major employers, shown in Table 3-4, include Walmart, and manufacturing, storage, and wine production businesses. As stated above, the average drive times in relation to geographic size of the community seems to indicate that most residents do not work within the city limits. 193
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TH Cycle Housing Element Background Report CERTIFIED | 3-7 Table 3-4 Major Employers in American Canyon
Employer
Number of
Employees
Percentage of Total City
Employment
Walmart Supercenter 325 3.32%
G.L. Mezzetta, Inc. 300 3.06%
Napa Valley Unified School District (AC) 298 3.04%
Ikea Distribution Services, Inc. 183 1.87%
A Bright Future, Inc. 180 1.84%
Coca-Cola Amcan Beverages 160 1.63%
Safeway Inc. #1883 126 1.29%
Wine Direct Inc. 115 117%
Western Wine Services, Inc. 100 1.02%
City of American Canyon 89 0.91%
Source: City of American Canyon, Comprehensive Annual Financial Report, 2018 The Broadway District Specific Plan, approved in July 2019, provides a vision for mixed-use residential neighborhoods and diverse commercial uses along Broadway (Highway 29). This area includes the downtown core, business park, home improvement, mixed-use, and residential neighborhoods. With buildout of the Broadway District Specific Plan, higher-density development will accommodate mixed-use and high-density housing as well as commercial uses in the geographical center of the city. To the east of Highway 29, development of the Watson Ranch Specific Plan adopted in October 2018, includes mixed-use developments, market rate and affordable housing with walkable neighborhoods and a commercial center.

According to the California Employment Development Department (EDD) 2018- 2028 industry employment projections for Napa County, employment, which includes self-employment, unpaid family workers, private household workers, farm employment, and nonfarm employment, is expected to reach 94,100 by 2028, an increase of 9.5 percent over the 10-year projection period. Table 3-5 shows annual average employment projections by industry sector. Total nonfarm employment is projected to grow by 7,600 jobs by 2028. Projected nonfarm job growth is concentrated in two industry sectors:
• The leisure and hospitality sector is projected to add 3,300 jobs. • The manufacturing sector is projected to add 2,300 jobs. 194
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Table 3-5 Napa County Projected Growth by Industry Sector (2018-2028) Industry
2018 Annual
Average
Employment
2028 Projected
Annual Average
Employment
Numerical
Change
Percent
Growth
Mining, Logging,
and Construction
4,700 4,800 100 2.1%
Manufacturing 13,200 15,500 2,300 17.4%
Trade,
Transportation,
and Utilities
10,200 10,700 500 4.9%
Information 400 300 -100 -25%
Financial Activities 2,200 2,200 0 0%
Professional and
Business Services
7,200 7,700 500 6.9%
Educational
Services (Private),
Health Care, and
Social Assistance
10,100 10,900 800 7.9%
Leisure and
Hospitality
13,500 16,800 3,300 24.4%
Other Services
(excludes Private
Household
Workers)
2,100 2,400 300 14.3%
Government 10,500 10,500 0 0%
Source: California Employment Development Department (EDD), 2018-2028 Employment Projections, 2019.

Most new jobs expected over the next 10 years will be in manufacturing, leisure, hospitality, and other industries that typically employ low- and moderateincome individuals. However, because American Canyon’s employment base is relatively small, a single or small number of large employers moving to or expanding in the city could significantly affect the local employment mix with higher or lower paying jobs.

Employee Wages
Table 3-6 shows wage data in Napa County in 2020. The median hourly wage was $17.57 an hour with an annual mean wage of $47,760. This data does not include median wages specifically for American Canyon; however, it does provide useful wage information for similar industries in the city. In 2020, food preparation and serving-related jobs had the lowest annual wages followed by personal care and service work and farming, fishing, and forestry jobs.

Management, legal, and healthcare jobs had the highest wages. 195
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TH Cycle Housing Element Background Report CERTIFIED | 3-9 Table 3-6 Napa County Wages by Occupation (2020)
Occupation Type
Mean
Hourly Wage
All Occupations $29.63
Management Occupations $65.54
Business and Financial Operations Occupations $38.58
Computer and Mathematical Science Occupations $46.05
Architecture and Engineering Occupations $42.32
Life, Physical, and Social Science Occupations $39.23
Community and Social Services Occupations $30.27
Legal Occupations $63.70
Education, Training, and Library Occupations $33.90
Arts, Design, Entertainment, Sports, and Media Occupations $30.46 Healthcare Practitioner and Technical Occupations $48.28 Healthcare Support Occupations $22.59
Protective Service Occupations $28.65
Food Preparation and Serving Related Occupations $17.29 Building and Grounds Cleaning and Maintenance Occupations $18.71 Personal Care and Service Occupations $17.73
Sales and Related Occupations $25.34
Office and Administrative Support Occupations $24.16
Farming, Fishing, and Forestry Occupations $19.49
Construction and Extraction Occupations $31.35
Installation, Maintenance, and Repair Occupations $27.86 Production Occupations $26.06
Transportation and Material Moving Occupations $20.39
Source: Bureau of Labor Statistics, Napa County Occupational Employment and Wage Statistics, 2020.
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Household Characteristics and Trends
The city's household characteristics can be further evaluated by examining the number of households, household size, composition, age, the proportion of family households (two or more related persons), the proportion of families with children, the number of single-parent households, and the age of householders. A change in any of the above characteristics can signify trends in current and future housing demand. These are important indicators in comparing demographic and population growth to housing demand.

Household Trends
Households are defined by the US Census as all persons who occupy a housing unit, which may include single persons living alone, families related through marriage or birth, and unrelated individuals living together. Persons living in retirement or convalescent homes, dormitories, or other group living situations are not considered households per the U.S. Census.

The number of households in American Canyon has slightly decreased in recent years. In 2019, the total number of households in American Canyon was 5,296.

Figure 3-4 illustrates the numerical change in household growth from 2010 to 2019.

Figure 3-4 Household Growth Trends in American Canyon (2010–2019) Source: US Census. 2010-2019 Census ACS 5- Year Estimates Household sizes are increasing in American Canyon. In 2020, two-person and four-person households made up the largest percentage of households in the city. Countywide the proportion of single-person and two-person households was greater than in American Canyon, while the city had a higher percentage of households with three to seven members. This distribution of households by size is consistent with other data showing that the city houses more families with children and a larger average family size. The lower proportion of older 197
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TH Cycle Housing Element Background Report CERTIFIED | 3-11 adults in the city compared to the county is also a factor, as older adults tend to comprise mostly single-person or two-person households.

In 2000, most households were comprised of one and four persons. The percentage of households with five or more persons increased between 2000 and 2010 by about 14 percent, from 11 percent to 25 percent of all households.

In 2020 the percentage of households with five or more persons stayed the same at 25 percent. The proportion of households with five or more persons was much higher than the county (12.1 percent). Additionally, the number of single- and two-person households in American Canyon decreased slightly between 2010 and 2020. (Table 3-7)
Table 3-7 Number of Persons Per Household (2000-2020)
American Canyon Napa County
2000 2010 2020 2020
1 Person 20% 14% 12% 26%
2 Persons 34% 24% 23% 34%
3 Persons 19% 17% 17% 14%
4 Persons 16% 20% 23% 14%
5 Persons 6% 13% 14% 8%
6 Persons 3% 6% 6% 3%
7+ Persons 2% 6% 5% 1%
Source: U.S. Census, 2000, 2010, and 2020, Table B25009.

According to 2015-2019 ACS estimates, the average household size in American Canyon is 3.81 persons, much higher than the countywide average of 2.78. The average household size in owner-occupied units was 3.41 and the average household size of a renter-occupied unit was 3.49. The 2007-2011 ACS also reported that over three-fourths (84.2 percent) of all households in the city were family households, compared to 68 percent countywide (Figure 3-5). Half (50.2 percent) of all households were families with children—much higher than the countywide rate of 31.6 percent.
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Figure 3-5 Household Composition by Type
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B11001 Overcrowding
The U.S. Census defines overcrowding as a residential unit with 1.01 persons to

1.5 persons per room excluding bathrooms and kitchens. Units with more than

1.5 persons per room are considered severely overcrowded and can lead to increased health and safety concerns. Increases in the number of persons within a residential unit can place additional stress on existing housing stock and infrastructure.

Overcrowding typically results when either: 1) the cost of available housing with enough bedrooms for larger families exceeds a family’s ability to afford such housing, or 2) unrelated individuals (such as students or low-wage adult workers) share a dwelling unit due to high housing costs. Renters are generally more impacted by overcrowding due to the inability to find affordable rental units large enough to accommodate their household without causing overcrowding, as shown in Figure 3-6. In American Canyon, approximately 2.9 percent of owner households were overcrowded and 15.3 percent of renter households were overcrowded.
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TH Cycle Housing Element Background Report CERTIFIED | 3-13 Figure 3-6 Overcrowding by Tenure and Severity
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Overcrowding often disproportionately affects low-income households. As shown in Figure 3-7, very low-income households (those earning 31 to 50 percent AMI) have the highest proportion of overcrowding in American Canyon compared to other income levels.
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Figure 3-7 Overcrowding by Income Level and Severity
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Overpayment
For many households, housing cost is the largest monthly expense. Those who overpay for housing, also known as cost burdened, may have difficulty affording other basic necessities. However, to truly evaluate housing affordability, individual circumstances and factors must be taken into account. These factors include long-term debt, mortgage interest rates, the number of dependent family members in a household, and other large, ongoing expenses (such as medical bills). Since it is impossible to consider each household’s individual circumstances, the 30 percent rule-of-thumb provides a general measure of housing affordability for the average household.

Households that spend more than 30 percent of their income on housing are generally considered to be overpaying, while households that spend 50 percent or more of their gross income on housing are considered to be severely overpaying. Although families with large incomes can be affected by overpayment, the impacts are generally greater with low-income households.

As shown in Table 3-8, the percentage of residents overpaying generally decreases as income increases. Renters also typically have a higher percentage of overpayment than owners. In 2018, 62.0 percent of lower-income renter households were overpaying for housing, compared to 42.5 percent of moderate-income households and 11.9 percent of above-moderate income households overpaying for housing.
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TH Cycle Housing Element Background Report CERTIFIED | 3-15 Table 3-8 Percent of Households Overpaying for Housing, American Canyon and Napa County, 2014-2018
Income
American Canyon Napa County
Paying
>30%
Paying
>50%
Paying
>30%
Paying
>50%
Owner Households
Household Income <=30% HAMFI 92.7% 83.6% 80.8% 68.7%
Household Income >30% to <=50% HAMFI 38.5% 21.5% 65.4% 37.0% Household Income >50% to <=80% HAMFI 45.0% 19.2% 43.0% 20.5% Household Income >80% to <=100% HAMFI 38.1% 12.7% 43.6% 14.0% Household Income >100% HAMFI 12.8% 1.5% 15.2% 2.3%
Total Owner Households 26.5% 11.8% 28.7% 12.2%
Renter Households
Household Income <=30% HAMFI 87.8% 86.3% 81.2% 65.0%
Household Income >30% to <=50% HAMFI 74.3% 51.4% 84.4% 45.9% Household Income >50% to <=80% HAMFI 68.8% 14.6% 68.2% 20.2% Household Income >80% to <=100% HAMFI 80.0% 0.0% 44.2% 5.0% Household Income >100% HAMFI 5.9% 0.0% 11.3% 0.5%
Total Renter Households 47.9% 28.0% 48.8% 22.3%
Total Households
Household Income <=30% HAMFI 90.6% 84.9% 80.9% 66.5%
Household Income >30% to <=50% HAMFI 50.0% 32.0% 76.1% 42.0% Household Income >50% to <=80% HAMFI 51.2% 17.9% 55.0% 20.4% Household Income >80% to <=100% HAMFI 42.5% 11.0% 43.8% 10.2% Household Income >100% HAMFI 11.9% 1.2% 14.2% 1.9%
Total Households 31.2% 15.4% 36.0% 15.9%
Source: CHAS data, 2014-2018.
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Renters generally have a higher incidence of overpaying and other housing problems. Figure 3-8 shows that renters in American Canyon had a higher proportion of cost burden compared to owners.

Figure 3-8 Cost Burden by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25070, B25091 Lower-income households experience a higher incidence of cost burden as well, as shown by Figure 3-9. Approximately 88 percent of extremely low-income households were cost burdened compared to 13 percent of above-moderateincome households. 203
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TH Cycle Housing Element Background Report CERTIFIED | 3-17 Figure 3-9 Cost Burden by Income Level
U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
Currently, people of color are more likely to overpay for housing than white residents. Figure 3-10 shows black/African American (47 percent), Hispanic/Latino (38 percent), and other race/multiple races (48 percent) have the highest percentage of households paying more than 30 percent of their income for housing. American Indian/Alaska Native (7 percent), white nonHispanic (27 percent), and Asian American/Pacific Islander (27 percent) populations had the lowest proportions of households overpaying for housing. 204
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Figure 3-10 Cost Burden by Race
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release Some households choose to pay over 30 percent of their income on housing for various reasons, such as location, amenities, or other features. Other households choose to pay higher percentages of their income on housing because they may receive tax advantages or are willing to be temporarily costburdened with the knowledge that their income will likely increase, shortening the percentage of payments against their monthly income on a long-term basis.

In contrast, some households must pay a large percentage of their income for housing because lower-cost options are not available.

Household Tenure
Housing tenure refers to a household’s status as a renter or owner of their home.

The decision to rent or own can be affected by factors such as housing cost, housing financing, housing supply, and other constraints. Figure 3-11 shows households by tenure in American Canyon compared to Napa County in 2019.

American Canyon has a higher proportion of owner households than Napa County as a whole, with a homeownership rate of 77 percent compared to 64 percent countywide.
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TH Cycle Housing Element Background Report CERTIFIED | 3-19 Figure 3-11 Households by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25003 Figure 3-12 shows housing unit growth from 1990 to 2020. The city experienced rapid housing growth until 2010 when growth slowed substantially.

Figure 3-12 Housing Units in American Canyon
Source: U.S. Census, 1990, 2000, 2010, 2020.

Figure 3-13 illustrates tenure by age of householder. The largest group of owners in the city was 45 to 54 years of age, followed by 35 to 44 years of age. The largest group of renters in the city was individuals by 45 to 54, followed by 35 to 44 years of age, and then 25 to 34 years of age. The analysis reveals that younger adults tend to rent whereas older adults tend to own their homes. 206
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Figure 3-13 Housing Tenure by Age of Householder
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25007 Income Characteristics and Needs
The U.S. Department of Housing and Urban Development (HUD) calculates the Area Median Income (AMI) for a four-person household for each area of the country for the purpose of determining eligibility for Housing Choice Vouchers and other federal programs. The Napa County 2021 HUD-calculated median income was $101,500. The California Department of Housing and Community Development (HCD) calculates income levels slightly differently than HUD to determine eligibility for certain state housing programs. The Napa County 2021 HCD-calculated Median Family Income (MFI) was $109,200. For purposes of the Housing Element, the state income definitions are used throughout, except for the data that have been compiled by HUD, which is specifically noted.

The State of California uses five income categories based on the median income:
• Extremely Low-Income: 30 percent or less of the median family income • Very Low-Income: 31 percent to 50 percent of the median family income • Low-Income: 51 percent to 80 percent of the median family income • Moderate-Income: 81 percent to 120 percent of the median family income
• Above Moderate-Income: Greater than 120 percent of the median family income
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Table 3-9 provides 2021 household income thresholds for a four-person household based on the HCD median income for Napa County.

Table 3-9 Income Definitions (2021)
Income Group Income Definition 2021 HCD Income Limits
Extremely Low-Income 0% to 30 % AMI $34,100
Very Low-Income 30% to 50% of AMI $56,850
Low-Income 50% to 80% of AMI $90,050
Moderate Income 80% to 120% of AMI $109,200
Above Moderate Income >120% AMI $131,050
Source: HUD and HCD State Income Limits for 2021, 2021
Approximately 34.6 percent of households in American Canyon are lower income (earn less than 80 percent of AMI) and 63.3 percent of households are moderate and above moderate income. Of the lower income households, 27.4 percent are extremely low income (earn less than 30 percent of AMI). This distribution of income levels is similar to Napa County. Figure 3-14 shows the proportion of households by household income level in American Canyon and Napa County.

Figure 3-14 Households by Household Income Level
U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release
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Table 3-10 illustrates the HCD 2020 income limits by household size (i.e., people per household) for Napa County. An income below $60,100 for a single person was considered low income. An income of $113,300 for an eight-person household was also considered low income.

Table 3-10 Napa County Income Limits Per Household Size Household
Size
Extremely LowIncome HouseholdsVery Low-Income
Households
Low-Income
Households
1 Person $22,750 $37,950 $60,100
2 Persons $26,000 $43,350 $68,650
3 Persons $29,250 $48,750 $77,250
4 Persons $32,500 $54,150 $85,800
5 Persons $35,100 $58,500 $92,700
6 Persons $37,700 $62,850 $99,550
7 Persons $40,300 $67,150 $106,400
8 Persons $44,120 $71,500 $113,300
Source: HCD State Income Limits for 2020, 2020.

The American Community Survey provides another estimate of household income. Table 3-11 shows household income in American Canyon and countywide. According to 2015-2019 ACS data, the household median income in American Canyon is fifteen percent higher than the County, $101,792 compared to $88,596. Almost one-third of the households in American Canyon earn more than $150,000 per year. In Napa County, about one-quarter of the households earn $150,000 or more per year.
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TH Cycle Housing Element Background Report CERTIFIED | 3-23 Table 3-11 Household Income (2019)
Income
American Canyon Napa County
Number Percent Number Percent
Less than $5,000 61 1.2% 851 1.7%
$5,000 - $9,999 65 1.2% 789 1.6%
$10,000 - $14,999 230 4.3% 1,428 2.9%
$15,000 - $19,999 138 2.6% 1,162 2.4%
$20,000 - $24,999 82 1.5% 1,277 2.6%
$25,000 - $34,999 213 4.0% 2,903 6.0%
$35,000 - $49,999 468 8.8% 4,934 10.1%
$50,000 - $74,999 748 14.1% 7,278 14.9%
$75,000 - $99,999 557 10.5% 6,397 13.1%
$100,000 - $149,999 1,032 19.5% 9,073 18.6%
$150,000 or more 1,702 32.1% 12,613 25.9%
Median Household Income 101,792 – 88,596 –
Source: ACS 5-year estimates, in 2012 inflation adjusted dollars, 2015-2019.

Poverty as defined by the Census Bureau is also a useful measure of income distribution. In 2019, 1,573 residents, or 7.8 percent of the population, were below the poverty level, the same percentage as Napa County. About 44 percent of those under the poverty level were Whites/Non-Hispanic and 16.2 percent were Black or African American alone. American Canyon and Napa County had a lower proportion of people living below the poverty level compared to the entire state. Statewide 2015-2019 ACS data revealed that approximately 13.4 percent of the total state population was below the poverty level.

Housing Costs and Rental Rates

FAIR MARKET RENT
Fair Market Rent (FMR) is defined by HUD as the amount needed to pay the gross rent (shelter rent plus utilities) of privately-owned, decent, safe, and sanitary rental housing of a modest (non-luxury) nature with suitable amenities in a geographic area. The rents are drawn from the distribution of rents of all units that are occupied by recent movers. Adjustments are made to exclude public housing units, newly built units, and substandard units. Fair market rents for Napa County in 2022 are shown in Table 3-12.
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Table 3-12 Napa County Fair Market Rents (2022)
Area Studio
1 Bedroom
2 Bedroom
3 Bedroom
4 Bedroom
Napa County $1,438 $1,645 $2,164 $2,924 $2,935
Source: HUD FY 2022 Fair Market Rent Documentation System, 2022.

HOME PRICES
CoreLogic, a home sales analysis and reporting company, reported that the median home price for single-family residences and condominiums in American Canyon increased by 26.3 percent between 2021 and 2022, from $475,000 to $600,000. Median home prices in Napa County as a whole are on the rise as well, increasing 22.8 percent from 2021 to 2022, from $615,000 to $755,000.

The median home sales price in American Canyon of $600,000 in 2022 was 26 percent less than the County’s median home sales price.

According to Zillow, the typical home value in American Canyon was $753,000 in December of 2021, up 18.4 percent from 2020 ($636,000). Typical home value is seasonally adjusted and only includes the middle price tier of homes. The largest proportion of homes in American Canyon were valued between $500,000-$750,000. By comparison, the typical home value was $768,410 in Napa County and $1,077,230 in the Bay Area overall. Like American Canyon, the largest share of homes in Napa County were valued between $500,000 and $750,000. However, compared to American Canyon Napa County has a larger share of homes valued between $500,00 and $750,000, $1,000,000 and $1,500,000, $1,000,000 and $2,000,000, and greater than $2,500,000. American Canyon has a larger share of homes valued at less than $250,000 and between $250,000 than Napa County. Figure 3-15 shows Zillow Home Value Index (ZHVI) for American Canyon and Napa County. ZHVI is a seasonally adjusted measure of the typical home value and market changes across a given region and housing type, reflecting typical value for homes in the 35th to 65th percentile range. This measure includes all owner-occupied housing units, including single-family homes and condominiums.
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TH Cycle Housing Element Background Report CERTIFIED | 3-25 Figure 3-15 Zillow Home Value Index
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25075 Figure 3-16 compares home values of owner-occupied units in American Canyon and Napa County. The largest share of homes were valued between $500,000 and $750,000 in American Canyon and Napa County.

Figure 3-16 Home Values of Owner-Occupied Units
Zillow, Zillow Home Value Index (ZHVI)
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RENTAL PRICES
In American Canyon, the largest proportion of rental units were $1,500 to $2,000 per month, totaling 38 percent of all rental units, followed by units renting for $2,000 to $2,500 per month (20.8 percent). Figure 3-17 shows the proportion of rental units by rent costs in American Canyon and Napa County.

Figure 3-17 Contract Rents for Renter-Occupied Units
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25056 The City permits manufactured homes (on a permanent foundation) consistent with state law in single-family districts. There are several mobile home parks located in American Canyon, all located in the southeastern portion of the city, south of American Canyon Road and east of Highway 29. Most of the manufactured subdivisions and mobile home parks have been in existence since the time of incorporation with no current applications for additional mobile home parks. This type of housing is an important source of affordable housing in the city.

PRICES OVER TIME
Median rent in American Canyon has increased 39.6 percent between 2009 and 2019, from $1,540 to $1,730 per month. Figure 3-18 shows how median rent has changed over time. In comparison, median rent in Napa County and the Bay Area as a whole have increased at a faster rate within the past few years compared to American Canyon.
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TH Cycle Housing Element Background Report CERTIFIED | 3-27 Figure 3-18 Median Contract Rent
U.S. Census Bureau, American Community Survey 5-Year Data releases, starting with 2005-2009 through 2015-2019, B25058, B25056 (for unincorporated areas). County and regional counts are weighted averages of jurisdiction median using B25003 rental unit counts from the relevant year.

ABILITY TO PAY
Table 3-13 shows the amount a household can afford for housing at each income category and household size without overpaying. The table shows maximum affordable monthly rents and maximum affordable purchase prices for homes.

The affordable prices were calculated using 2021 household income limits published by the California Department of Housing and Community Development (HCD), conventional financing terms, and the assumption that households spend 30 percent of gross income on housing costs. Households earning the 2021 median income for a family of four in Napa County ($109,200) could afford to spend up to $2,340 per month on housing without overpaying, per this definition.

For renters this is a straightforward calculation, but homeownership costs are less transparent. A household can typically qualify to purchase a home that is two-and-a-half to three times the annual income of that household, depending on the down payment, the level of other long-term debt obligations (such as a car loan), and interest rates. In practice, the interaction of these factors allows some households to qualify for homes priced at more than three times their annual income, while other households may be limited to purchasing homes no more than two times their annual incomes. These factors, interest rates, insurance, and taxes, are held constant in Table 3-13 below to determine maximum affordable rent and purchase price for households of each income category.
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Table 3-13 Ability to Pay (American Canyon, 2021)
Extremely Low-Income Households at 30% of 2021 Median Family Income (MFI)
Number of Persons 1 2 3 4 5 6
Income Level $23,900 $27,300 $30,700 $34,100 $36,850 $39,600 Max. Monthly Housing
Cost $598 $683 $768 $853 $921 $990
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $120 $137 $154 $171 $184 $198
Max. Monthly Rent $401 $475 $523 $554 $582 $613
Max. Purchase Price $45,000 $56,500 $63,500 $68,500 $72,500 $77,500 Very Low-Income Households at 50% of 2021 MFI
Number of Persons 1 2 3 4 5 6
Income Level $39,800 $45,500 $51,200 $56,850 $61,400 $65,950 Max. Monthly Housing
Cost $995 $1,138 $1,280 $1,421 $1,535 $1,649
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $199 $228 $256 $284 $307 $330
Max. Monthly Rent $798 $930 $1,035 $1,122 $1,196 $1,272 Max. Purchase Price $105,500 $125,500 $141,500 $154,750 $166,000 $177,500 Low-Income Households at 70% of MFI For Sale and 60% of MFI for Rental Number of Persons 1 2 3 4 5 6
Income Level $63,050 $72,050 $81,050 $90,050 $97,300 $104,500 Max. Monthly Housing
Cost $1,576 $1,801 $2,026 $2,251 $2,433 $2,613
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $315 $360 $405 $450 $487 $523
Max. Monthly Rent $1,379 $1,593 $1,781 $1,952 $2,094 $2,236 Max. Purchase Price $194,000 $226,500 $255,000 $281,000 $302,500 $324,000 215
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TH Cycle Housing Element Background Report CERTIFIED | 3-29 Median-Income Households at 100% of 2021 MFI
Number of Persons 1 2 3 4 5 6
Income Level $76,450 $87,350 $98,300 $109,200 $117,950 $126,650 Max. Monthly Housing
Cost $1,911 $2,184 $2,458 $2,730 $2,949 $3,166
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $382 $437 $492 $546 $590 $633
Max. Monthly Rent $1,653 $1,908 $2,135 $2,340 $2,516 $2,686 Max. Purchase Price $235,000 $274,000 $309,000 $340,000 $367,000 $392,000 Moderate-Income Households at 120% of 2021 MFI
Number of Persons 1 2 3 4 5 6
Income Level $91,750 $104,850 $117,950 $131,050 $141,550 $152,000 Max. Monthly Housing
Cost $2,294 $2,621 $2,949 $3,276 $3,539 $3,800
Utilities,
Taxes,
and
Insurance
Utilities
Rent $197 $208 $245 $299 $339 $377
Utilities
Own $258 $276 $323 $390 $433 $480
Taxes &
Insurance $459 $524 $590 $655 $708 $760
Max. Monthly Rent $2,097 $2,413 $2,704 $2,977 $3,200 $3,423 Max. Purchase Price $303,000 $351,000 $395,000 $437,000 $470,000 $504,000 (*) Assumptions: 2021 HCD income limits; 30.0% gross household income as affordable housing cost; 20.0% of monthly affordable cost for taxes and insurance; 3.5% down payment; a private mortgage premium calculated pursuant to HUD’s FHA methodology; and the highest national average mortgage interest rate (prior calendar year) for a 30-year Federal Housing Administration (FHA) mortgage loan. Utilities based on City of American Canyon 2021 Utility Allowance.

Source: California Department of Housing and Community Development, 2021; City of American Canyon, 2021.

According to CoreLogic, the median home sale price in American Canyon is currently (2022) $600,000. This price is well above an amount affordable to lower- or moderate-income households in American Canyon.

For rental housing, the analysis suggests that lower-income households would have difficulty affording the median rental price of $1,730. However, moderateincome households would be able to afford this median rental price without overpaying. Moderate-income households can afford monthly rents that approximate or exceed average market-rate rents. Therefore, these households would have less difficulty finding an affordable rental unit in American Canyon. 216
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AFFORDABILITY TRENDS
Although homes may be difficult to afford for households of all income levels, homes in American Canyon are more affordable compared to homes countywide. Figure 3-19 shows typical home values throughout Napa County.

American Canyon has the lowest typical home value compared to other jurisdictions in the county and is lower than the countywide average home value of $872,000. Saint Helena has the highest typical home value at $1,900,000.

Figure 3-19 Typical Home Value in Napa County 2021
Source: Zillow, 2022
Housing Stock Characteristics
Government Code Section 65583 (a)(2) requires an analysis and documentation of household characteristics that include housing stock conditions. Figure 3-20 shows housing units by type in American Canyon from 2010 to 2020. Since 2010, most of the new units constructed in the city were multifamily housing units with five or more units, followed by single-family detached homes. 217
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TH Cycle Housing Element Background Report CERTIFIED | 3-31 Figure 3-20 Housing Type Trends
California Department of Finance, E-5 series
Figure 3-21 shows 2015-2019 ACS data regarding tenure in relation to the number of bedrooms per occupied housing unit. The majority of housing units in American Canyon have three or four bedrooms, followed by two bedrooms.

Rental households make up about 30 percent of total occupied units. Rental units tend to be smaller than units available for sale.

Figure 3-21 Housing Units by Number of Bedrooms
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25042 218
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Age and Condition of Existing Housing Stock
The age and condition of the housing stock provides additional measures of housing adequacy and availability in many communities. Although age does not always correlate with substandard housing conditions, neighborhoods with many homes more than 30 years old are more likely than newer neighborhoods to have a concentration of housing problems related to deferred maintenance, inadequate landscaping care, outdated utilities or interior amenities, and a need for housing rehabilitation.

The year a structure was built can be an indicator of the current condition of the housing unit. Homes of sound construction typically show signs of deterioration and need repair after 30 years if not adequately maintained—some even sooner depending on the construction technique and weather conditions. Figure 3-22 shows the housing units in American Canyon by year the structure was built. In American Canyon, the largest proportion of the housing stock was built 2000 to 2009, with 2,382 units constructed during this period. Since 2010, 5.1 percent of the current housing stock was built, about 279 units. About 29 percent of the housing was built in 1979 or before and can reasonably be assumed to be the proportion of the housing stock most likely to need rehabilitation.

Figure 3-22 Housing Units by Year Structure Was Built
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25034 Code Enforcement case statistics from the City’s Code Enforcement Division also provides some data to establish housing condition. The majority of cases from 2015 to 2022 were categorized as Neighborhood Preservation. Unpermitted Building violations were the next most common building-related violations.

Substandard Housing made up only four percent of cases. The Neighborhood Preservation Ordinance (Municipal Code Chapter 9.04) identifies property conditions that if left uncorrected, represent a “nuisance.” Nuisance is defined 219
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TH Cycle Housing Element Background Report CERTIFIED | 3-33 “any building or property operated or maintained in a way that harms health or interferes with comfortable enjoyment of life or property by an entire community or neighborhood, or by any considerable number of persons” (see California Penal Code Section 360 and Municipal Code Section 9.04.020).

Different property conditions defined as a nuisance include vegetation that constitutes a fire hazard or harbors vermin; rubbish and trash visible from the public right-of-way; inoperative vehicles visible from the public right-of-way; property accessible to the public with hazardous conditions including unprotected pools, pits, ponds or excavations, unprotected machinery, abandoned wells, shafts or basements, unused and/or broken equipment, such as refrigerators. (Table 3-14)
Table 3-14 Summary of Code Enforcement Infractions(American Canyon, 2015- 2022)
Case Type Total
Average
Per Year
Percent
of Total
Unpermitted Building 523 65 32%
Fire Code 34 4 2%
High Weeds 155 19 10%
Neighborhood Preservation 842 105 52%
Substandard Housing 59 7 4%
Total 1613
Source: City of American Canyon, 2023
City staff conducted a windshield survey assessing housing conditions on April 26, 2023 (Figure 3-23). The survey revealed that properties appearing to need renovation or repair are clustered in the southern neighborhoods of the city, and scattered around the area east of Highway 29. Program H will concentrate outreach for rehabilitation resources in those neighborhoods. 220
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Figure 3-23 Figure Housing Condition Survey (American Canyon, 2023) Source: City of American Canyon, April 26, 2023.

Note: Properties shown appear to require renovation/maintenance as viewed from the public right-of-way.

Housing Problems
The U.S. Department of Housing and Urban Development (HUD) periodically receives "custom tabulations" of data from the U.S. Census Bureau that are largely not available through standard Census products. This data, known as "CHAS" data (Comprehensive Housing Affordability Strategy), demonstrate the extent of housing problems and housing needs, particularly for low-income households. CHAS data is used by local governments to plan how to spend HUD funds and may also be used by HUD to distribute grant funds.

Table 3-15 shows CHAS data on housing problems for households in American Canyon. The four housing problems are incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and cost burden greater than 30 percent. These data are used by state and federal housing agencies to show housing problems for multiple income groups both renting and owning. 221
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TH Cycle Housing Element Background Report CERTIFIED | 3-35 Table 3-15 Housing Problems, American Canyon, 2011
Total
Owners
Total
Renters
Total
Households
Extremely Low-Income Households
(Income <=30% MFI)
275 255 530
% with any housing problems 90.9% 88.2% 89.6%
% Cost Burden >30% 92.7% 87.8% 90.6%
% Cost Burden >50% 83.6% 86.3% 84.9%
Very Low-Income Household (Income
>30% to <=50% MFI)
325 175 500
% with any housing problems 38.5% 91.4% 57.0%
% Cost Burden >30% 38.5% 74.3% 50.0%
Low-Income Household (Income >50%
to <=80% MFI)
600 240 840
% with any housing problems 48.3% 75.0% 56.0%
% Cost Burden >30% 45.0% 68.8% 51.2%
Median-Income Household (Income
>80% to <=100% MFI)
315 50 365
% with any housing problems 38.1% 100.0% 46.6%
% Cost Burden >30% 38.1% 80.0% 42.5%
Above Median-Income Household
(Income >100% MFI)
2,695 510 3,205
% with any housing problems 17.6% 16.7% 17.5%
% Cost Burden >30% 12.8% 5.9% 11.9%
Source: CHAS, 2014-2018.

Vacancy Rates and Housing Occupancy
Vacancy rates are an indicator of existing housing need. The Census Bureau classifies a unit as vacant if no one is occupying it when census interviewers are conducting the American Community Survey or Decennial Census. The difference between the current vacancy rate and optimal vacancy rate is a good measure of whether the market is responding to overall housing needs. Optimal vacancy rates differ between rental housing and for-sale housing. The Association of Bay Area Governments (ABAG) has set two rates as the regional vacancy objective. For rental housing, a five percent vacancy rate is considered necessary to permit ordinary rental mobility. For for-sale housing, a two percent vacancy rate is considered the threshold to permit ordinary mobility. If vacancy rates are below these levels, residents will have difficulty finding appropriate units and competition will drive up housing prices.

Vacant units make up 3.4 percent of the overall housing stock in American Canyon. The rental vacancy stands at 2.2 percent, while the ownership vacancy 222
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rate is nearly zero percent. Figure 3-24 shows the distribution of vacant units by type in American Canyon and Napa County,
Figure 3-24 Vacant Units by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25004 Of the vacant units in American Canyon, the most common type of vacancy is Other Vacant, with a large proportion of vacant units for seasonal, recreational, or occasional use. Vacant units classified as “for recreational or occasional use” are those that are occupied for short-term periods of use throughout the year.

Accordingly, vacation rentals and short-term rentals are likely to fall in this category. The Census Bureau also classifies units as “other vacant” if they are vacant due to foreclosure, personal/family reasons, legal proceedings, repairs/renovations, abandonment, preparation for being rented or sold, or vacant for an extended absence for reasons such as a work assignment, military duty, or incarceration.

Building Permit Activity
Between 2015 and 2019, 382 new housing units were permitted in American Canyon. Of the permits issued during that time, 37.4 percent were for above moderate-income housing, 36.9 percent were for moderate-income housing,

10.5 percent were for low-income housing, and 15.2 percent were for very lowincome housing. Table 3-16 summarizes building permit activity in American Canyon from 2015 to 2019. The majority of housing units built in this period are moderate-income and above moderate-income units.
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TH Cycle Housing Element Background Report CERTIFIED | 3-37 Table 3-16 Housing Permits Issued (2015-2019)
Income Group
Number of Permits Issued
(2015-2019)
Above Moderate-Income Permits 143
Moderate-Income Permits 141
Low-Income Permits 40
Very Low-Income Permits 58
Special Housing Needs
Government Code Section 65583 (a)(3) requires analysis of any special housing needs, such as those for persons with disabilities, including developmental disabilities, the elderly, large households, farmworkers, female-headed households, and people in need of emergency shelters. Special housing needs arise due to physical, economic, social, or cultural characteristics or conditions that are present in a substantial percentage of the local population. These characteristics or conditions distinguish individuals from the general population and lead to housing or supportive service needs that are not (or cannot) be met by the private market acting alone. Examples of special housing needs include accessibility for the mobility impaired, transitional housing for those leaving a homeless environment, and housing specifically designed for the physical and social needs of older adults.

Characteristics such as age or physical limitations may be present in a large portion of the population. It is important for the community to accommodate a variety of housing types to serve such special needs groups. For example, disabled-accessible housing or units designed to aid physical limitations of the elderly may be needed in a community with large populations of this age group.

Conversely, a community may have a population of larger, low-income families that need adequately sized housing at a low cost. Affordability issues are also important to groups such as female-headed households, college students, farmworkers, or military personnel. Therefore, the City needs to evaluate the types of special needs groups in order to address special housing needs.

Extremely Low-Income Households
Despite the economic and job growth experienced throughout the Bay Area region since 1990, the income gap has continued to widen. California is one of the most economically unequal states in the nation, and the Bay Area has the highest income inequality between high- and low-income households in the state.
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While extremely low-income households are not considered a special needs group by state law, these households encounter a unique set of housing situations and needs.

HCD defines an extremely low-income household as earning less than 30 percent of the AMI. In 2020, a family of four earning less than $32,500 would be considered extremely low-income. Often, these households include any combination of special needs populations and/or often represent families and individuals receiving public assistance, such as Supplemental Security Income (SSI) or disability insurance.

In 2017, there were approximately 523 extremely low-income households in American Canyon, or 9.5 percent of all households. Approximately fifty-nine (59) percent of the extremely low-income households were homeowners. As shown earlier in Table 3-15, an estimated 89.6 percent of extremely low-income households had one of four housing problems (i.e., incomplete kitchen facilities, incomplete plumbing facilities, overcrowding, or overpayment). Approximately

92.7 percent of extremely low-income owner households and 87.8 percent of extremely low-income renter households were overpaying for housing; 84.9 percent of extremely low-income households are severely overpaying for housing.

Persons with Disabilities
Some individuals have ambulatory impairments, self-care limitations, or other conditions that may require special housing accommodations or financial assistance. Individuals with such disabilities may have a variety of special needs that distinguish them from the population at large, including:
• Individuals with ambulatory difficulties (such as those confined to wheelchairs) may require special accommodations or modifications to their homes to allow for continued independent living. Such modifications are often called “disabled access.”
• Individuals with self-care limitations (which can include persons with mobility difficulties) may require residential environments that include in-home or on-site support services ranging from congregate to convalescent care. Support services can include medical therapy, daily living assistance, congregate dining, and related services. • Individuals with developmental disabilities and other physical and cognitive conditions that prevent them from functioning independently may require assisted care or group home environments.

Individuals with disabilities may require financial assistance to meet their housing needs because a higher percentage than the population at large are low-income and their special housing needs are often more costly than conventional housing.
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TH Cycle Housing Element Background Report CERTIFIED | 3-39 The 2014-2018 ACS reported approximately 11.3 percent (2,291 residents) of the city’s non-institutionalized residents have conditions that may affect their ability to live independently in conventional residential settings. This is slightly lower than the countywide rate of 11.8 percent. Figure 3-25 shows the distribution of persons with disabilities in American Canyon by type of disability.

Figure 3-25 Disability by Type
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

Table 3-17 shows persons by type of disability and age in American Canyon. The table illustrates the largest age group with disabilities appears to be individuals aged 18 to 64, while the second highest is persons aged 65 and older. However, individuals aged 65 and older has the highest proportion of individuals with a disability (approximately 35.7 percent, compared to 10.2 percent of people aged 18 to 64 years, and three percent of people aged five to 17 years. 226
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Table 3-17 Persons with Disability by Age and Disability Type of Disability by Age Number
Total disabilities tallied
Total disabilities tallied for people 5 to 17 years 120 Hearing disability 10
Vision disability 21
Cognitive disability -
Ambulatory disability -
Self-care disability -
Total disabilities tallied for people 18 to 64 years 1,283 Hearing disability 118
Vision disability 210
Cognitive disability 537
Ambulatory disability 572
Self-care disability 298
Independent living disability 549
Total disabilities tallied for people 65 years and over 877 Hearing disability 377
Vision disability 199
Cognitive disability 183
Ambulatory disability 572
Self-care disability 217
Independent living disability 491
Source: ACS 5-year estimates, 2015-2019.

A disability can impact a person’s ability to work, leaving many disabled individuals on fixed incomes or jobs with wages lower than the non-disabled population. According to 2015-2019 ACS estimates, approximately 83.1 percent of disabled persons in the labor force were employed, compared to 95.6 percent of the non-disabled population. The median income of the working disabled was $36,649, compared to $41,087 for the non-disabled population.

DEVELOPMENTAL DISABILITIES
Senate Bill (SB) 812, which took effect January 2011, amended state housing element law to require an evaluation of special housing needs of persons with developmental disabilities. A "developmental disability" is defined as a disability 227
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TH Cycle Housing Element Background Report CERTIFIED | 3-41 that originates before an individual becomes 18 years old, continues, or can be expected to continue indefinitely, and constitutes a substantial disability for that individual. This includes intellectual disabilities, cerebral palsy, epilepsy, and autism. Some people with developmental disabilities are unable to work, rely on Supplemental Security Income, and live with family members. In addition to their specific housing needs, they are at increased risk of housing insecurity after an aging parent or family member is no longer able to care for them.

The California Department of Developmental Services (DDS) currently provides community-based services to approximately 347,000 persons with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community-based facilities. The North Bay Regional Center is one of 21 regional centers that provides point of entry to services for people with developmental disabilities and serves Napa, Sonoma, and Solano counties. The North Bay Regional Center reported 9,040 served by the organization in 2020. Of those served, approximately 40 percent had a mild to moderate intellectual disability, 33 percent had autism, and eight percent had a severe or profound intellectual disability.

According to the California Department of Developmental Services, there were 205 residents with developmental disabilities served in American Canyon in 2020. This is less than one percent of the total population. Of the total, 103 are under the age of 18. Most developmentally disabled residents of American Canyon receiving services lived in the home of their parent or guardian (178 individuals or 85.2 percent); 15 residents or 7.2 percent lived in a community care facility. Many developmentally disabled persons live and work independently. However, more severely disabled individuals require a group living environment with supervision, or an institutional environment with medical attention and physical therapy. Because developmental disabilities exist before adulthood, the first housing issue for the developmentally disabled is the transition from living with a parent/guardian as a child to an appropriate level of independence as an adult.

There are several housing types appropriate for people living with a developmental disability: independent living in privately owned or rented homes, group homes, and residential care facilities. The design of accessibility modifications, proximity to services and transit, and availability of group living opportunities represent considerations important to serve this need group.

Incorporating barrier-free design in all new multifamily housing (as required by state and federal fair housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to housing affordability, as people with disabilities may live on a fixed income.
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The most severely disabled persons may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, supportive housing for developmentally disabled individuals should focus on transitioning from the person’s living situation as a child to an appropriate level of independence as an adult.

DISABLED HOUSING NEEDS
Some people with mobility and/or self-care limitations can live with their families or others who assist them to satisfy housing and daily living needs. A segment of the disabled population, particularly low-income and retired individuals, may not have the financial capacity to pay for accommodations or needed modifications to their homes. In addition, even those able to pay for housing with special accommodations may find it unavailable in the city.

Although housing for homeless individuals is discussed in the sections below, there can be a strong correlation between a person’s ability to work and their housing status. Disabilities may comprise mental and physical and can limit employment opportunities and an ability to earn sufficient income for housing.

Disabled persons often require special housing features to accommodate physical limitations. Some disabled persons may have difficulty paying the cost of services to address their special needs or difficulty finding appropriate employment salary. Although the California Code of Regulations (Title 24) requires all public buildings be accessible to the public through architectural standards such as ramps, large doors, and restroom modifications to enable handicap access, not all available housing units have these features.

Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on local governments to make reasonable accommodations (i.e., modifications or exceptions) in their zoning and other land use regulations when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.

American Canyon adopted a reasonable accommodation ordinance (Chapter

19.52) in 2009. The Reasonable Accommodation Ordinance contains a ministerial procedure for an individual with a disability seeking equal access to housing to request reasonable accommodation.

ADULT CARE FACILITIES
Currently, eight facilities in the city of American Canyon care for adult individuals with special needs. Special needs may consist of a mental or physical disability, which requires additional support. These facilities are shown in Table 3-18. 229
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TH Cycle Housing Element Background Report CERTIFIED | 3-43 Table 3-18 Adult Care Facilities
Facility Address
Number of
Beds
Phone
Number
Adondi's Residential Care
Home
557 Canyon Meadows
Drive
3 (707) 648-7374
Core Arf Gadwall 3 Gadwall Court 2 (707) 554-4802
E.R. Salgado, Inc./
Saint Lucia Residential Care
134 Landana Street 6 (707) 315-4838
Griffin Family Care Home -
Elliot
2330 Elliot Drive 6 (707) 552-6346
One Step Beyond Care
Home
154 Entrada Circle 4 (707) 552-8588
Sacred Heart Care Home #1 1509 Rio Grande
Street
6 (707) 246-4565
Sacred Heart Care Home #2 1513 Rio Grande
Street
6 (707) 246-4565
Sacred Heart Care Home #3 241 Landana Street 6 (707) 647-2260 Source: Department of Social Services Community Care Licensing Facility Search, 2022.

On January 1, 2002, SB 520 became effective and requires local jurisdictions to analyze local government constraints on developing, maintaining, and improving housing for persons with disabilities. In accordance with SB 520 and Government Code 65583(a)(7), the City recognizes the importance of providing housing for persons with disabilities. The City has since included a review of all development applications for their adherence to Title 24. This review is included during the entitlement processing stage as well as during the issuance of building permits for minor alterations.

Seniors
Seniors are defined as persons age 65 and over. Seniors are considered a special needs group, as they tend to have more health problems than the population at large. These health problems may make it more difficult for seniors to live in typical housing and to live independently. Seniors with serious health problems may require communities with extra services, such as assisted living facilities.

Lower-income senior households may especially need housing assistance, as many seniors live on fixed incomes such as Social Security and pensions.

Increases to the cost of living may make it difficult for seniors to afford housing.

Financially strained senior homeowners may have to defer home maintenance needs. Seniors who rent may be at even greater housing risk than those who own their home, due to income differences between these groups. In American Canyon, the largest proportion of senior households are extremely low-income (those who earn 0 to 30 percent AMI), while the largest proportion of senior households who are homeowners falls in the moderate-income group (those who earn 81 to 100 percent AMI), as shown in Figure 3-26. 230
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Figure 3-26 Senior Households by Income and Tenure
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release As is the case in many suburbs, the number of elderly residents has increased in American Canyon over the years. However, as a proportion of the population, the senior population has fluctuated. The percent of the city’s total population that was 65 and over decreased from 2000 to 2010 but increased from 2010 to 2019. According to 2015-2019 ACS data, 12.2 percent (2,457) of the population was above the age of 65. In 2010, 9.6 percent (1,865) of the population was above the age of 65 and in 2000 13.4 percent (1,306) of the population was above the age of 65. Current trends suggest that, while the number of older adults and their needs will remain significant in the city over the next five years, their proportion of the total population will not necessarily increase as more families with children and adults under the age of 65 move into new residential neighborhoods. (Table 3-19)
Table 3-19 Senior Population (1990-2019)
1990 2000 2010 2019
Senior (65 and over) 994 1,306 1,865 2,457
Seniors as Percent of Total Population 12.9% 13.4% 9.6% 12.1% Total Population 7,706 9,774 19,454 20,261
Source: US Census 1990, 2000, 2010, 2015-2019 ACS five-year estimates, Table DP05.

In most communities, older adults tend to have a lower poverty rate due to retirement income or government assistance such as Social Security (young families with children, especially single mothers, usually have the highest poverty rate). However, according to the 2015-2019 ACS estimates, 11.2 percent of seniors were living in poverty, compared to 7.8 percent of the general 231
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TH Cycle Housing Element Background Report CERTIFIED | 3-45 population. Countywide, 7.9 percent of seniors were in poverty compared to 7.8 percent of the general population. Approximately 53 percent of all elderly households paid more than 30 percent of their income for housing expenses, compared to 36.1 percent of all households.

Tenure is also important when analyzing the needs of seniors. Figure 3-13 from the previous “Household Tenure” section, illustrates the number of seniors living in owner-occupied housing. Out of 1,011 senior households, 83.3 percent own their homes.

Due to mobility limitations or the need for supportive services (such as medical or meal assistance), it can become very challenging for the elderly to adequately meet their housing needs. The City can support the elderly population with rehabilitation programs for existing units, as well as the creation of affordable senior housing units. The City has collected specific data on the age and condition of housing units; however, this does not include a specific breakdown of homes occupied by seniors. In American Canyon the existing mobile home parks have a large percentage of senior citizens occupying the homes and the City is committed to retaining this housing type. Because mobile homes tend to deteriorate faster than site-built homes, and seniors face the added financial burden of space rents, many seniors find it difficult to maintain their homes and keep up with rising space rents and utility costs.

There are five California Department of Social Services-licensed elderly care facilities providing services in American Canyon. These facilities are shown in Table 3-20.

Table 3-20 Elderly Care Facilities
Facility Address
Number
of Beds
Phone
Number
C&F Senior Care Home American
Canyon
178 Sonoma Creek
Way
5 (707) 246-0867
Greenhills Care Home 115 Thayer Way 24 (707) 558-8487
Pink Lady Carehome, LLC 39 Via Marciana 6 (720) 619-6962 RMB Home Care, Inc. 6 Via Pescara 6 (720) 619-6962
Summer Rose Senior Living, LLC 1088 Donaldson Way 6 (707) 515-9099 Source: Department of Social Services Community Care Licensing Facility Search, February 2022.

Large Households (Five or More Persons)
Large households are defined as households of five or more individuals. Large households often face special challenges in the housing market because they need housing of sufficient size to prevent overcrowding and do not always have sufficient income to purchase or rent such housing, even if it is available. 232
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In 2019, American Canyon had 1,299 households of five or more persons. There were 1,014 owner households of five or more persons and 285 renter households of five or more persons. Figure 3-27 shows the household size by tenure in American Canyon.

Figure 3-27 Household Size by Tenure
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25009 While the city has a large proportion of large households, homes in American Canyon tend to be larger, in part because much of American Canyon’s housing stock is relatively new. As shown earlier in Figure 3-21, 79.7 percent of the total housing stock had three or more bedrooms per house; 16.6 percent had five or more bedrooms.

However, affordability can sometimes be an issue for larger households since the household income is split between more people. As shown in Table 3-21, the median income per person in American Canyon generally declines with household size.
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TH Cycle Housing Element Background Report CERTIFIED | 3-47 Table 3-21 Median Household Income by Household Size (2019) Household Size Median Income Median Income Per Person
Total $101,792 varies
1-person households $34,792 $34,792
2-person households $86,563 $43,282
3-person households $97,600 $32,533
4-person households $113,750 $28,438
5-person households $150,455 $30,091
6-person households $141,136 $23,523
7-or-more-person households $207,708 <$29,672
Source: ACS 5-year estimates, 2015-2019, Table B19019.

Additionally, homes with multiple bedrooms have higher costs which can result in larger families experiencing a disproportionate cost burden compared to the rest of the population. However, in American Canyon large families did not experience a disproportionate cost burden compared to other households.

Large families with five or more persons had a smaller percentage of households who paid more than 30 percent of their income on housing compared to other households, as shown in Figure 3-28.

Figure 3-28 Cost Burden by Household Size
Source: U.S. Department of Housing and Urban Development (HUD), Comprehensive Housing Affordability Strategy (CHAS) ACS tabulation, 2013-2017 release 234
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Farmworkers
State law requires every jurisdiction in California to assess the need for farmworker housing. Across the state, housing for farmworkers has been recognized as an important and unique concern. Farmworkers generally receive wages that are considerably lower than other jobs and may have temporary housing needs. Finding decent and affordable housing can be challenging, particularly in the current housing market.

In Napa County, agriculture is the predominant land use by area. A significant percentage of farmworkers employed in the county are migrant (seasonal) workers who may require special accommodations during their temporary stay.

Such housing is extremely limited in Napa County. As a result, many migrant workers live in substandard housing conditions, such as motel units, illegally converted garages or secondary dwelling units, vehicles, and older mobile homes and trailers. In 2017, there were 4,290 permanent farm workers in Napa County and 5,734 seasonal farm workers. As shown in Figure 3-29, the number of permanent farm workers in Napa County has increased over the past decade, but the number of seasonal workers has decreased since 2002.

Figure 3-29 Farm Workers in Napa County
U.S. Department of Agriculture, Census of Farmworkers (2002, 2007, 2012, 2017), Table 7: Hired Farm Labor
Currently, there is no housing in American Canyon specifically designated for farmworkers or employee housing for farmworkers. Although there are agricultural activities in Napa County, the city itself does not contain enough land that could suit the demands of agriculture. The City’s Sphere of Influence includes some land designated for agricultural uses, but there is no land designated for agricultural uses within city limits. In 2019, 116 people (1.2 percent of the civilian employed population age 16 and over) in American 235
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TH Cycle Housing Element Background Report CERTIFIED | 3-49 Canyon were employed in agriculture, forestry, fishing, and hunting. This is less than 4.3 percent of the civilian employed population age 16 and over employed in agriculture, forestry, fishing, and hunting in Napa County as a whole.

The California Human Development Corporation (CHDC) manages three farmworker housing centers in Napa County (Calistoga, Mondavi, and River Ranch) that are designed to serve the short-term housing needs of unaccompanied male residents during peak agriculturalseasons. Residents tend to be employed by labor contractors and occupy beds for five days during the week, returning home to their families elsewhere in Northern California on the weekend. The dormitory-style housing in each of the three centers has 60 beds (30 rooms with two beds each), for a total of 180 beds. None of the centers are open year round; each closes during November to February, when the demand for labor goes down. However, the months during which they close are staggered, such that at least one of the centers is open during any given month of the year. In addition to the three CHDC centers, there are seven other licensed farmworker housing facilities in the county that provide an estimated 130 beds.

Non-English Speakers
California has long been an immigration gateway to the United States, which means that many languages are spoken throughout the Bay Area. Since learning a new language is universally challenging, it is not uncommon for residents who have immigrated to the United States to have limited English proficiency. This limit can lead to additional disparities if there is a disruption in housing, such as an eviction, because residents may not be aware of their rights or they may be wary to engage due to immigration status concerns. In American Canyon, approximately 6.4 percent of residents five years and older identify as not speaking English or not speaking English well. By comparison, approximately eight percent of residents five years and older identify as not speaking English well or at all in Napa County. Figure 3-30 shows the proportion of non-English speakers in American Canyon and Napa County.
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Figure 3-30 Non-English Speakers
U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B16005 Single-Parent and Female-Headed Family Households
“Single-parent household” as used in this document is defined as a family household with one or more children under the age of 18 years and headed by either a female or a male head of household with no spouse present. Singleparent households typically have a higher than average need for day care and affordable housing. In addition, single mothers have a greater risk of falling into poverty than single fathers due to factors such as the wage gap between men and women, insufficient training and education for higher-wage jobs, and inadequate child support. Limited household income levels affect the ability of these households to locate affordable housing and, consequently, this is one of the more significant housing problems of this household category. As a result, these households may have to pay more than they can afford for housing for themselves and their children; or, they may have to rent a housing unit that is too small for their needs because it is the only type of housing they can afford.

Other housing-related needs experienced by single-parent households include difficulty paying security deposits, lack of housing near jobs, availability of childcare services, and proximity to transit services. In American Canyon, there are 5,296 households of which 68 households (1.3 percent) are male singleparent households and 353 households (6.7 percent) are female-single parent households.
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TH Cycle Housing Element Background Report CERTIFIED | 3-51 Female-headed household is used to describe a household in which an adult female is the sole or main provider. Most female-headed households are either single elderly women or single mothers. Traditionally, these two groups have been considered special needs groups because their incomes tend to be lower, making it difficult to obtain affordable housing, or because they have supportive service needs related to housing (such as childcare or assisted living support).

Single mothers, in particular, tend to experience difficulty in obtaining suitable, affordable housing because they are supporting children or a family with only one income and need housing with two or more bedrooms. According to 2015- 2019 ACS estimates, there were 1,150 (21.7 percent) female householders with no spouse or partner. In comparison, in 2010, 733 households were femaleheaded (13.7 percent) out of 5,354 households total.

The city had a similar percentage of female-headed households (21.7 percent and 6.7 percent with children) than the county (26.6 percent and 4.2 percent with children). According to the 2015-2019 ACS, 182 or 21.0 percent of all female-headed households in the city had incomes under the poverty level; 146 of the city's female-headed households with children under the age of 18 (16.8 percent) had incomes below the poverty level, giving this group the highest poverty rate in the city. It may be assumed that most of these households are overpaying for housing (i.e., more than 30 percent of their income), or are experiencing other unmet housing needs because of their extremely low incomes and the rising cost of housing.

Homeless Population and Persons in Need of
Emergency Housing
Government Code Section 65583(a)(7) requires an analysis of housing needs for homeless individuals and for local governments to address any need for emergency shelters and transitional housing. Homelessness can result from a number of social and economic factors that include a breakdown of traditional social relationships, chronic unemployment, a shortage of affordable housing, chronic substance abuse, and a physical or mental disability that limits the person’s ability to find adequate work. By definition, a homeless person lacks consistent and adequate shelter and can be considered a resident of a community (those remaining in an area year-round), or transient, depending on the person’s residence before becoming homeless and the length of time spent in a community. The three types of housing that accommodate these needs are emergency housing, transitional housing, and supportive housing. They are defined as follows:
• Emergency Shelter/Housing. Housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. No individual or household may be denied emergency shelter because of an inability to pay (Health and Safety 238
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Code 50801). Jurisdictions must allow emergency housing (homeless shelters) in at least one zone without discretionary review. • Transitional Housing. Buildings configured as rental housing developments but operating under program requirements that require the termination of assistance and recirculating of the assisted unit to another eligible program recipient at some predetermined future point in time that shall be no less than six months from the beginning of the assistance (Government Code 65582(h)). Transitional housing units must be considered residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.
• Supportive Housing. Housing with no limit on length of stay, that is occupied by the target population, and that is linked to onsite or offsite service that assists the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community (Government Code Section 65582(f)). Supportive housing units must be considered residential uses subject only to those requirements and restrictions that apply to other residential uses of the same type in the same zone.

Emergency shelters can provide a short-term solution to homelessness by providing limited supplemental services, while transitional housing is directed toward removing the basis for homelessness. Transitional housing is provided for an extended period and is combined with other social services and counseling to assist in the transition to self-sufficiency. As discussed in Section 5: Constraints, there is sufficient land in American Canyon to accommodate at least one emergency shelter.

During the Point in Time (PIT) Count performed on January 30, 2020, an estimated 464 persons were experiencing homelessness in Napa County on any given night. Eighty-four percent were living in Napa County before their most recent episode of homelessness. The majority (75 percent) identified as white, 10 percent as American Indian or Alaska Native, and 15 percent as other; 19 percent identified as Hispanic/Latino. Seventy-two percent were male and 28 percent were female. Most (35 percent) spent the night of the count in emergency shelters, 25 percent stayed outdoors or in the streets/parks, 16 percent in vehicles, eight percent in tents, six percent in encampments, and 10 percent somewhere else.

For 30 percent, this was their first time being homeless. Over half (63 percent) of the homeless population had been homeless for more than a year. Twenty percent were employed, but only nine percent were employed full time, 10 percent were employed part time, and one percent were employed seasonally/sporadically. Of the unemployed, 45 percent were not looking for work and 24 percent were unable to work. Most (73 percent) have a mental health issue, 41 percent have a chromic health issue, and 41 percent have a 239
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TH Cycle Housing Element Background Report CERTIFIED | 3-53 physical disability; 62 percent have a substance use issue and 51 percent suffer PTSD.

Compared to the 2019 PIT Count, there was a 44 percent increase in the number of individuals counted experiencing homelessness (322 in 2019 to 464 in 2020).

However, this increase is attributed to new methods used to conduct the count as well as an increase in coverage and use of peer guides. Persons experiencing chronic homelessness increased from 149 individuals in 2019 to 203 in 2020.

The number of veterans experiencing homelessness increased from 14 to 60.

The number of transition-age youth increased (age 18 to 24) increased from 23 to 54.

The City amended its Zoning Code December 2, 2014 to update the definitions of transitional and supportive housing to comply with state law. This is discussed within the “Zoning for Variety of Housing” section of this document.

Since American Canyon shares a border with Vallejo, it is possible that American Canyon could see an overlap in the homeless population and services between Vallejo and American Canyon. Since Vallejo is within Solano County and not Napa County, American Canyon would cooperate with the City of Vallejo, Solano County, and Napa County to address any migration and redirect those individuals to the appropriate facility. Some of the facilities in Vallejo include:
• House of Joy Transitional, 1106 Marin St., Vallejo 707-554-8800 • Homeless Shelter Napa Valley, 2521 Old Sonoma Rd., Napa 707-253- 6145
• Baptist Church of Vallejo, 2025 Sonoma Blvd., Vallejo 707-644-4064 • The Salvation Army of Vallejo, 630-632 Tuolumne St., Vallejo 707-643- 8621

AGENCIES OFFERING PUBLIC ASSISTANCE
Resources for the homeless in Napa County include the Napa Emergency Women’s Services (NEWS), the South Napa Shelter, the South Napa Day Center, the Family Shelter, and the Winter Emergency Shelter (a leased wing at Napa State Hospital).

Meals for those in need are provided by Meals on Wheels, the Table, Congregate Meals Sites (at the American Canyon senior Center, Napa Senior Center, and Rianda House). Other food assistance programs include CalFresh, Community Action of Napa Valley Food Pantries, Napa Storehouse Emergency Food Pantry, Salvation Army, Spanish Seventh Day Adventist, Women, Infants & Children Program (WIC). Other services are provided by Catholic Charities and church groups throughout Napa County.

Napa Valley Community Housing (NVCH), a local nonprofit organization that sponsors, develops, and manages 27 properties with 920 affordable homes within Napa County. HVCH also developed a Home Sharing Match Up program 240
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to match home seekers with home providers supplying affordable rooms to rent with homeowners who have additional space.

Catholic Charities offers two programs to support housing for individuals and families—Rainbow House and Housing Options. Rainbow House is a residential program for young single mothers who are 18 to 22 years of age and who are highly motivated to work toward financial and self-sufficiency. The Housing Option Program helps individuals and families find suitable housing; helps people interested in a shared housing arrangement; and provides housing advocacy.

The Napa County Council for Economic Opportunity has a program called The Napa Valley Shelter Project that provides homeless families and single adults assistance to move into permanent housing and maintain current housing. Case managers at the shelter work with clients on an action plan to obtain permanent housing and community support services.

Community Action Napa Valley (CANV), formerly called the Napa County Council for Economic Opportunity, offers the following programs to residents of Napa County:
• Winter Shelter operates during the winter months to provide emergency shelter.
• Rental Assistance program helps prevent homelessness among families and individuals by providing loan and grant assistance for housing expenses.
• Homeless Employment program works with homeless clients to provide training and job placement.
• Family Advocacy program assists homeless families with parenting classes and life-skill classes.
• American Canyon Family Resource Center works collaboratively with community partners to bring together resources and activities into an integrated service system that is accessible and responsive.

CANV runs the County Food Bank which provides a variety of nutritious foods to low-income individuals, families, seniors, and non-profit organizations throughout the county through the following programs:
• CANV provides Non-Profit Agency Access, contracting with 43 local nonprofit organizations that serve vulnerable and low-income individuals, to provide access to low-cost nutritious food. Local non-profits can shop once a week for USDA Commodities and bulk food for only 19 cents per point or at wholesale cost allowing them to offset their food budget. • Food Pantry Network serves an allotment of food, including meat, dairy, produce, and dry and canned food items to over 1,000 low-income households per month.
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TH Cycle Housing Element Background Report CERTIFIED | 3-55 • USDA Commodity Program provides nonperishable food staples, including peanut butter, cereal, canned fruits and vegetables, pasta, and canned meats, to low-income residents monthly. Distribution is handled by agencies that have agreements with the food bank.
• Free Food markets provide fresh fruits and vegetables to residents, with no income eligibility requirements.
• Brown Bag program is a food program providing a bag containing 10 to 14 items twice a month to seniors 60 years of age and older who are low income.
• Congregate Meals Sites located in St. Helena and American Canyon provide a place for seniors to meet and eat together, and they host monthly bingo games.
• Meals on Wheels supplies home-bound seniors with home-delivered daily meals and conversation.
• CANV Kids Development & Family Program offers affordable, highquality childcare for children ages 18 months through pre-K and aims to support children’s development in preparation for school.

Residents of Mobile Home Parks
Residents of mobile home parks are not usually considered a special needs group, but mobile homes represent a significant portion of American Canyon’s naturally occurring affordable housing stock, and residents of mobile home parks tend to be lower income. As shown in Figure 3-20, approximately 13.7 percent of dwelling units in the city (849 homes as of 2020) are mobile homes.

The issues and challenges facing mobile home park residents are substantially different from those of either owners or renters of site-built housing. The special needs of mobile home park residents result from the following circumstances:
• Most residents have incomes below 80 percent of the countywide median income and are elderly, retired, and/or disabled and living on limited pension, social security, and/or public assistance income. • Mobile home residents typically own their homes but rent the spaces on which these homes are located. Many residents also pay directly to the park owner for public and private utility services. As a result, mobile home residents have less control over their housing costs than do other owner-occupants.
• Unlike other forms of housing, mobile homes typically decline in real value with age, rather than appreciate. The value of a mobile home is linked to the condition, amenities, and cost of the park in which it is located. Even a well-maintained, high-value mobile home will suffer a significant decline in value if the park in which it is located does not offer superior value and amenities in relation to other parks in the community.
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A significant percentage of mobile homes in American Canyon are estimated to be more than 30 years old. Some of these homes are nearly 40 years old and were manufactured prior to the adoption of minimum state and federal standards for manufactured housing. Older mobile homes tend to require more substantive repair and rehabilitation sooner than do site-built homes of comparable age. The feasibility and cost-effectiveness of rehabilitating mobile homes is often much lower than for site-built homes; however, HCD offers the Mobile Home Park Resident Ownership Program (MPROP) to assist resident organizations, non-profit housing providers, or local public agencies to acquire and own mobile home parks. This program offers short- and long-term three percent interest loans for the purchase or rehabilitation of a mobile home park.

Mobile homeowners often face additional challenges in obtaining financing for repairs, although new private, state, and federal lending programs adopted over the past 20 years have reduced the financing gap relative to homes attached to real property.

In theory, mobile homes can be relocated; however, the cost of doing so is often disproportionate to the value of the home. Additionally older mobile homes can suffer significant damage during a move. Mobile homeowners are, therefore, limited in their options when faced with financial difficulties; most cannot simply pick up their mobile homes and move.

The combination of these factors has prompted many communities to establish financial assistance programs and rent control procedures specifically oriented to mobile home park residents and owners. Inspection programs are also done by the state. To address the potential problem of the “permanence” of the location of mobile home parks, the City has established a mobile home park overlay district (MHP) as well as a Mobile Home Conversion Ordinance and a Rent Stabilization Ordinance. Purposes of this district include protecting mobile home parks from speculative pressures to convert to other uses, designation of appropriate areas of the city for mobile home parks, ensuring adequate park design and residential environment, and achieving design compatibility with surrounding residential areas. Chapter 19.34, Conversions of Senior Housing to Non-Senior Housing, establishes necessary and appropriate policies related to conversion of senior housing projects to non-senior housing projects.

In 2001 the American Canyon City Council approved a mobile home rent control ordinance (Measure T). Under the ordinance rents were rolled back to 1996 levels and then increased by adding three percent per year, or 75 percent of the annual increase in the Consumer Price Index (CPI), whichever is lower. The measure restricts annual rent increases to the CPI or a cap of 3 percent. 243
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Preservation Strategies
Although there are no affordable units at risk during the 2023-2031 housing cycle, it is important to identify strategies that will keep existing units affordable.

There are many options for preserving units, including providing financial incentives to project owners to extend low-income use restrictions, purchasing affordable housing units by a non-profit or public agency, or providing local subsidies to offset the difference between the affordable and market-rate rents.

Scenarios for preservation will depend on the type of project at risk.

LOCAL RENT SUBSIDY
Tenant-based subsidies could be used to preserve the affordability of housing.

Similar to Housing Choice Vouchers, the City, through a variety of potential funding sources and organizational partnerships, could potentially provide a voucher to lower-income households. The level of subsidy required to preserve at-risk affordable housing through rent subsidies is estimated to equal the Fair Market Rent for a unit minus the housing cost affordable by a lower-income household.

ACQUISITION
Another option to maintain the number of affordable units in American Canyon is to facilitate the purchase at-risk developments and preserve their affordability. Acquisition of at-risk affordable units may not be feasible when they are part of a larger housing development. The City may use funds as available or support affordable housing developers to apply for funding and acquire and/or rehabilitate at-risk developments.

REPLACEMENT
The cost of preserving existing rental housing is far less than the cost of producing new rental housing comparable in size and rent levels. The cost of developing new housing depends on a variety of factors, including density, size of units, construction quality and type, location, and land cost. Costs to develop a new affordable unit under the Low-Income Housing Tax Credit (LIHTC) was $480,000 in 2019. Research indicates that hard construction costs, such as cost of materials and labor, are the primary cause of increased developer costs.1

COST COMPARISON
The most expensive way to create or preserve affordable housing is the construction of new units. With increased local, state, and federal government 1 Reid, Carolina. 2020. The Costs of Affordable Housing Production: Insights from California’s 9% Low-Income Housing Tax Credit Program. Terner Center for Housing Innovation, UC Berkeley. March 2020. https://ternercenter.berkeley.edu/wp-content/uploads/pdfs/LIHTC_Construction_Costs_March_2020.pdf 244
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requirements, the time and costs involved in new construction are far more extensive than purchasing existing units and converting them into affordable housing, or than providing rent subsidies. Providing rental assistance generally requires the least upfront costs. However, a sustainable funding source must be identified for this option to be feasible.

The following nonprofit housing developers are active in Napa Valley and could assist the City in preserving at-risk units: Napa Valley Community Housing, Ecumenical Association for Housing, and Bridge Housing. There are also private developers in the Napa Valley, including owners of rental apartments with subsidies or other rent restrictions, who might be interested in participating in their preservation. Such developers may have access to state and federal tax credit funding. Potential funding sources to assist in the preservation of at-risk units include Community Development Block Grant funds, tax credits, and HOME funds. HCD also has a multifamily housing program that provides deferred payment loans for acquisition and rehabilitation of at-risk units.

California Government Code Section 65863.10 requires that owners of federally assisted properties provide notices of intent to convert their properties to market rate 12 months prior and again at six months prior to the expiration of their contract, opt-outs, or prepayment. Owners must provide notices of intent to public agencies, including HCD and the local public housing authority, as well as to all impacted tenant households. The six-month notice must include specific information on the owner’s plans, timetables, and reasons for termination.

Under Government Code Section 65863.11, owners of federally assisted projects must provide a Notice of Opportunity to Submit an Offer to Purchase to Qualified Entities, non-profit or for-profit organizations that agree to preserve the long-term affordability if they should acquire at-risk projects, at least one year before the sale or expiration of use restrictions. Qualified entities have first right of refusal for acquiring at-risk units. HCD keeps a current list of all of the qualified entities across the state. The qualified entities that HCD lists for Napa County are found in Table 3-22.

Table 3-22 Qualified Entities, Napa County (2021)
Organization City Phone Number
Affordable Housing Foundation San Francisco (415) 387-7834 Housing Corporation of America Laguna Beach (323) 726-9672 Rural California Housing Corp West Sacramento (916) 414-4436 Volunteers of America National Services Sacramento (916) 917-6848 SWJ Housing Sebastopol (707) 823-9884
Source: California Department of Housing and Community Development. Quantified Entities. https://www.hcd.ca.gov/policy-research/preserving-existing-affordable-housing/docs/qualifiedentities.xlsx. December 17, 2021. 245
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Regional Housing Needs Determination
Each region of the state is assigned a regional housing need by HCD. State law requires Councils of Governments (COGs) to prepare regional housing needs plans (RHNP) that assign a share of a region’s housing need to each city and county (Government Code Section 65584). The Association of Bay Area Governments (ABAG) prepared the RHNP for Bay Area jurisdictions in 2021, identifying each jurisdiction's future housing need for an eight-year period from 2023 to 2031. Each jurisdiction’s housing need is based on a number of factors that include housing development potential from vacant land, housing replacement need, and proximity to transit infrastructure. The exact amount of housing needed is called the Regional Housing Needs Allocation (RHNA).

The City of American Canyon must show that it has enough land to accommodate housing to meet its share of the RHNA. The City must also identify policies and implementation programs to facilitate the construction of new housing. The RHNA is not meant to be a quota or requirement for the development of housing. Instead, the City must attempt to facilitate and accommodate the construction of housing to meet the RHNA allocation through zoning and other policies.

According to the ABAG RHNA, the City of American Canyon has a total housing need of 446 units between 2023 and 2031. American Canyon’s planning period allocation is shown in Table 3-23 below.

Table 3-23 American Canyon Regional Housing Need Allocation Income Category
Number of
Housing Units
Percent of
RHNA
Very Low (0-50% of AMI) 169 27.2%
Low (51-80% of AMI) 109 17.5%
Moderate (81-120% of AMI) 95 15.3%
Above Moderate (over 120% of AMI) 249 40.0%
Total Units 622 100.0%
AMI = Area Median Income
Source: Association of Bay Area Governments (ABAG). 2023-2031 Regional Needs Housing Plan, 2021
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Projected Housing Needs for Extremely Low-Income
Households
The RHNA does not project the need for extremely low-income units, but pursuant to Housing Element law (Government Code Section 65583(a)), the City must project its extremely low-income housing needs using one of two methodologies:

1. Calculate the percentage of very low-income households that qualify as extremely low income, and apply that percentage to the City’s very lowincome RHNA

2. Assume that 50 percent of the very low-income households qualify as extremely low income, and therefore assume 50 percent of the City’s very low-income RHNA to be extremely low income
This analysis relies on the first methodology to determine the City’s extremely low-income housing need. CHAS data reveals that 1,096 of American Canyon’s households are very low income while 523 are extremely low income. Extremely low-income households represent 47.7 percent of very low-income households.

The City’s very low-income unit requirement is 112 units. Therefore, the City’s RHNA allocation of 169 very low-income units should be distributed as 81 extremely low-income units (47.7 percent of the 169 very low-income units required by the RHNA) and 88 very low-income units.

For purposes of identifying adequate sites for the RHNA allocation, state law does not mandate the separate accounting for the extremely low-income category.
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Chapter 3 Housing Needs Assessment.............................................................1 Key Findings.....................................................................................................1 Introduction.....................................................................................................1 Population and Employment Trends...............................................................2 Household Characteristics and Trends..........................................................10 Housing Stock Characteristics .......................................................................30 Special Housing Needs ..................................................................................37 Analysis of At-Risk Units................................................................................57 Projected Housing Needs..............................................................................59 Tables
Table 3-1 American Canyon Population Growth Trends (1990-2020) ............2 Table 3-2 Neighboring Jurisdictions Population Trends (1990–2020) ............3 Table 3-3 Napa County Jurisdictions Population Projections (2010– 2040)................................................................................................4 Table 3-4 Major Employers in American Canyon ............................................7 Table 3-5 Napa County Projected Growth by Industry Sector (2018- 2028)................................................................................................8 Table 3-6 Napa County Wages by Occupation (2020).....................................9 Table 3-7 Number of Persons Per Household (2000-2020)...........................11 Table 3-8 Percent of Households Overpaying for Housing, American Canyon and Napa County, 2014-2018...........................................15 Table 3-9 Income Definitions (2021).............................................................21 Table 3-10 Napa County Income Limits Per Household Size...........................22 Table 3-11 Household Income (2019) .............................................................23 Table 3-12 Napa County Fair Market Rents (2022).........................................24 Table 3-13 Ability to Pay (American Canyon, 2021)........................................28 Table 3-14 Summary of Code Enforcement Infractions (American Canyon, 2015-2022) ......................................................................33 Table 3-15 Housing Problems, American Canyon, 2011 .................................35 Table 3-16 Housing Permits Issued (2015-2019).............................................37 Table 3-17 Persons with Disability by Age and Disability................................40 Table 3-18 Adult Care Facilities.......................................................................43 Table 3-19 Senior Population (1990-2019) .....................................................44 Table 3-20 Elderly Care Facilities.....................................................................45 Table 3-21 Median Household Income by Household Size (2019)..................47 Table 3-22 Qualified Entities, Napa County (2021).........................................58 Table 3-23 American Canyon Regional Housing Need Allocation...................59 248
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Figures
Figure 3-1 Population by Age, 2000-2019........................................................ 4 Figure 3-2 Population by Race, 2000-2019 ...................................................... 5 Figure 3-3 Employment by Industry................................................................. 6 Figure 3-4 Household Growth Trends in American Canyon (2010–2019)..... 10 Figure 3-5 Household Composition by Type .................................................. 12 Figure 3-6 Overcrowding by Tenure and Severity ......................................... 13 Figure 3-7 Overcrowding by Income Level and Severity................................ 14 Figure 3-8 Cost Burden by Tenure ................................................................. 16 Figure 3-9 Cost Burden by Income Level........................................................ 17 Figure 3-10 Cost Burden by Race ..................................................................... 18 Figure 3-11 Households by Tenure .................................................................. 19 Figure 3-12 Housing Units in American Canyon............................................... 19 Figure 3-13 Housing Tenure by Age of Householder....................................... 20 Figure 3-14 Households by Household Income Level ...................................... 21 Figure 3-15 Zillow Home Value Index .............................................................. 25 Figure 3-16 Home Values of Owner-Occupied Units....................................... 25 Figure 3-17 Contract Rents for Renter-Occupied Units................................... 26 Figure 3-18 Median Contract Rent................................................................... 27 Figure 3-19 Typical Home Value in Napa County 2021.................................... 30 Figure 3-20 Housing Type Trends..................................................................... 31 Figure 3-21 Housing Units by Number of Bedrooms....................................... 31 Figure 3-22 Housing Units by Year Structure Was Built................................... 32 Figure 3-23 Figure Housing Condition Survey (American Canyon, 2023)........ 34 Figure 3-24 Vacant Units by Type .................................................................... 36 Figure 3-25 Disability by Type .......................................................................... 39 Figure 3-26 Senior Households by Income and Tenure ................................... 44 Figure 3-27 Household Size by Tenure............................................................. 46 Figure 3-28 Cost Burden by Household Size .................................................... 47 Figure 3-29 Farm Workers in Napa County...................................................... 48 Figure 3-30 Non-English Speakers.................................................................... 50 249
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Assessment of Fair
Housing
Key Findings
The summary of fair housing issues guides the prioritization of contributing factors to fair housing issues and the creation of goals and actions to address these issues. Fair housing issues are conditions that restrict fair housing choice or access to opportunity in the geographic area of interest. The goal is to enable individuals’ and families’ opportunities to live where they choose without unlawful discrimination or barriers related to protected characteristics such as race, color, religion, sex, disability, etc. Fair housing choice means realistic housing opportunities exist, can be accessed without discrimination, and are informed with adequate information regarding options.

Contributing factors identified as impediments to fair housing in American Canyon are discussed in detail below and include descriptions of how each impediment is addressed in this Housing Element.
• There is a lack of language access for all languages spoken in the city. • There is a lack of fair housing outreach and enforcement reaching all segments of the population, in particular, mobilehome park residents. • The dominance of existing single-family housing types in are typically more expensive than multi-family housing, limiting affordable housing options for households at nearly all income levels but especially extremely low-income households.
• There are high rates of housing cost burden among renter and owneroccupied households. • Lower-income households need support to repair or rehabilitate their homes.
• There is a shortage of public (local, state, or federal) funds invested in the development of affordable housing and social services. • There is a lack of supportive and transitional housing in the city. • There is a lack of services and accessible housing for senior and disabled residents.
• There are limited options for alternative modes of transportation, including walking, biking, and public transportation.
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Introduction
In 2018, the California State Legislature passed Assembly Bill (AB) 686 to expand upon the fair housing requirements and protections outlined in the Fair Employment and Housing Act. The law requires all state and local public agencies to facilitate deliberate action to explicitly address, combat, and relieve disparities resulting from past patterns of segregation to foster more inclusive communities. AB 686 created new requirements that apply to all housing elements due for revision on or after January 1, 2021. The passage of AB 686 protects the requirement to affirmatively further fair housing within state law.

AB 686 defines “affirmatively further fair housing” (AFFH) to mean “taking meaningful actions, in addition to combat discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity.” AB 686 added to the Housing Element requirements an assessment of fair housing which includes the following components:
• A summary of fair housing issues and assessment of the City’s fair housing enforcement and outreach capacity
• An analysis of segregation patterns and disparities in access to opportunities
• An assessment of contributing factors
• An identification of fair housing goals and actions.1 Approach to Analysis
This AFFH analysis is consistent with the California Department of Housing and Community Development (HCD)’s Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements. This document provides guidance to ensure Housing Elements satisfy Government Code Section 65583(c)(10) statutory requirements.

This AFFH analysis evaluates the following fair housing topics:
• Fair Housing Enforcement and Outreach Capacity
• Integration and Segregation Patterns and Trends
• Racially and Ethnically Concentrated Areas of Poverty • Disparities in Access to Opportunity
• Disproportionate Housing Needs
• Other Relevant Factors, including historical disinvestment, lack of infrastructure improvements, and presence of older affordable housing units that may be at risk of conversion to market-rate housing. 1 Housing and Community Development (HCD). 2021. https://www.hcd.ca.gov/communitydevelopment/affh/index.shtml 251
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Fair Housing Methodology
California Government Code Section 65583 (10)(A)(ii) requires cities and counties to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk.

To conduct this analysis, the City utilized data from a variety of sources, including:
• The Housing and Community Development (HCD) AFFH Data Viewer • AFFH Segregation Report: American Canyon
• Urban Displacement Project (UDP)
• U.S Housing and Urban Development (HUD)
• CalEnviroScreen 4.0
• California Tax Credit Allocation Committee (TCAC)
• The Comprehensive House Affordability Strategy (CHAS) • US Census American Community Survey (ACS)
• AllTransit
• Walk Score
Additionally, the analysis includes a discussion of input from sources of local knowledge, including advocates for people with special needs, housing development and advocacy organizations, housing and social services providers, and low-income residents.

HOUSING AND COMMUNITY DEVELOPMENT’S AFFH VIEWER
The AFFH Data Viewer is a tool developed by HCD that features census block group and tract level data from an expansive collection of sources including ACS, HUD, TCAC, UDP, and CHAS. The Data Viewer tool is intended to assist in the creation of local and regional government policies that alleviate housing disparities, combat discrimination, and increase access to safe and affordable homes by providing spatial data patterns concerning fair housing enforcement, segregation and integration, racially and ethnically concentrated areas of poverty, and disparities in access to housing opportunities.

AFFH SEGREGATION REPORT
The University of California, Merced and STIR Labs, on behalf of ABAG, prepared California jurisdiction reports studying segregation patterns and current land use policies that correlate with patterns of racial segregation. The report addresses racial and income segregation using the racial isolation index, racial dissimilarity index, and Thiel’s H-Index at the neighborhood and regional level. 252
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According to this report, American Canyon is the fifth most racially integrated jurisdiction in the Bay Area.

NAPA SONOMA COLLABORATIVE
The Napa Sonoma Collaborative (NSC) is a collaboration between Napa and Sonoma counties that aims to address housing challenges within the region. NSC includes housing staff from jurisdictions within Napa and Sonoma counties and is working to raise awareness and increase participation in the Housing Element update process. The collaborative conducted outreach to gather information on fair housing issues within local communities and discuss constraints to affordable housing.

URBAN DISPLACEMENT PROJECT (UDP)
The UDP was developed to track neighborhood change and identify areas vulnerable to gentrification and displacement in California. Indicators of gentrification and displacement are measured at the census tract level based on data from the 2015 ACS. UDP indicators examine census tracts to identify areas that qualify as disadvantaged neighborhoods. Additionally, census tracts identified as disadvantaged neighborhoods by UDP’s criteria are further analyzed to explore changes in the percentage of college-educated residents, non-Hispanic white population, median household income, and median gross rents over time to determine levels of gentrification and displacement risk.

CALENVIROSCREEN 4.0
The California Office of Environmental Health Hazard Assessment developed a screening methodology to identify communities disproportionately burdened by multiple sources of pollution. This tool is called the California Communities Environmental Health Screening Tool (CalEnviroScreen). CalEnviroScreen 4.0 is the latest iteration of the tool which utilizes existing environmental, health, and socioeconomic data to rank census tracts based on 20 distinct indicators. In general, if a community has a high score for that indicator, it is more likely to have greater degree of pollution burden and a higher rate of residents vulnerable to the effects of that pollution exposure. Designated disadvantaged communities are those with CalEnviroScreen percentile scores of 75 or higher, meaning they scored within the highest 25 percent of census tracts for pollution burden across California.

CALIFORNIA TAX CREDIT ALLOCATION COMMITTEE (TCAC)
To assist fair housing analysis, HCD and the TCAC created the California Fair Housing Task Force to provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further fair housing goals.2 The California 2Office of The State Treasurer (STO). 2021. https://www.treasurer.ca.gov/ctcac/opportunity/2020-tcac-hcdmethodology.pdf 253
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TH Cycle Housing Element Background Report CERTIFIED | 4-5 Fair Housing Task Force created Opportunity Maps to identify resource levels across the state to accompany new policies aimed at increasing access to high opportunity areas for families with children. Opportunity mapping is a way to measure and visualize place-based characteristics linked to critical life outcomes, such as educational attainment, earnings from employment, and economic mobility.2 Opportunity Maps are generated from composite scores of three different domains comprised of data relating to a set of indicators shown in Table 4-1.

Table 4-1 Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic Poverty, Adult Education, employment, Job proximity, median home value
Environmental CalEnviroScreen 4.0 pollution indicators and values Education Math proficiency, reading proficiency, high school graduation rates, student poverty rates
Source: California Fair Housing Task Force, Methodology for the 2020 TCAC/HCD Opportunity Maps, December 2020

ALLTRANSIT
AllTransit is an online database that identifies transit opportunity for communities. The website explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. The AllTransit performance score explores metrics that reveal the social and economic impact of transit, such as connectivity, access to jobs, and frequency of service.

WALK SCORE
Walk Score provides walkability services and apartment search tools to addresses across the United States, with the mission “to promote walkable neighborhoods.” Walk Score measures walkability by assigning a numerical score based on distance to amenities within a 30-minute walk and evaluates pedestrian friendliness by analyzing population density and road metrics, including block length and intersection density.

COMMUNITY ENGAGEMENT AND OUTREACH
As part of the Housing Element Update, the City implemented a community engagement program, soliciting input from the general public, housing stakeholders, and City decision makers. Results and feedback obtained during the community engagement program have been incorporated into the Housing Element, including this section on affirmatively furthering fair housing practices.

Please see Chapter 1 for more details on the City’s outreach efforts. 254
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Fair Housing Resources
Enforcement and Outreach Capacity
Fair housing enforcement and outreach capacity is the ability of a local jurisdiction and fair housing agencies to provide fair housing and tenants’ rights information to community members. Enforcement and outreach capacity also includes the ability to address compliance with fair housing laws, such as investigating complaints, resolving issues, and conducting fair housing testing.

Pursuant to the California Fair Employment and Housing Act [Government Code Section 12921 (a)], the opportunity to seek, obtain, and hold housing cannot be determined by an individual’s “race, color, religion, sex, gender, gender identity, gender expression, sexual orientation, marital status, national origin, ancestry, familial status, source of income, disability, veteran or military status, genetic information, or any other basis prohibited by Section 51 of the Civil Code.”

REGIONAL RESOURCES
Multiple organizations in Napa County conduct fair housing assistance outreach, as listed in Table 4-2. These organizations collaborate with local governments, including American Canyon, to address housing and community needs and provide the following services:
• Fair housing testing and complaints
• Fair housing counseling and education
• Tenant/landlord counseling and mediation
• Homeless prevention program
• Rental assistance program
• Rent/deposit grant program
• Homeseeking services
• Shared housing counseling placement
• Homebuyers’ education learning program
Table 4-2 Fair Housing Organizations Active in Napa County Organization URL Phone Number
Abode Services https://www.abodeservices.orgf/n
apa-county
(510) 657-7409
Bay Area Legal Aid (BALA) https://baylegal.org (800) 551-5554 CA Department of Fair
Employment and Housing
https://www.dfeh.ca.gov (800) 884-1684
EAH Housing https://www.eahhousing.org
Fair Housing Advocates of
Northern California (FHANC)
https://www.fairhousingnorcal.org (415) 457-5025
Fair Housing Napa Valley (FHNV) https://napafairhousing.org (707) 224-9720 Napa Continuum of Care https://homelessnapa.com
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Napa County Housing and
Homeless Services Division
https://www.countyofnapa.org/27
2/Homeless-Services
(707) 271-7818
Napa Valley Community Housing https://nvch.org (707) 253-6140 North Bay Housing Coalition https://www.northbayhousingcoal ition.org
(707) 289-7000
Source: City of Napa AI, 2020; Napa Sonoma Collaborative Fair Housing Enforcement, Outreach Capacity and Resources, 2022

LOCAL RESOURCES
As discussed above, the City of American Canyon works with all the regional non-profit Fair Housing organizations. The City specifically maintains a contract with Fair Housing Napa Valley (FHNV), the Housing Authority of the City of Napa (HACN), and Adobe Services. FHNV is a regional non-profit fair housing agency, to assist residents with fair housing counseling services, connections to rental assistance and homelessness prevention programs, and to conduct fair housing testing. FHNV assists residents and landlords throughout the city, providing mediation, investigation, and referral services.

The HACN administers the Housing Choice Voucher (HCV) program to provide rental assistance to residents of American Canyon. Funded by HUD, the HCV program provides rental assistance aimed at helping low-income families, persons with disabilities, and the elderly secure affordable housing. American Canyon’s City website maintains a list of housing resources with links to the FHNV website and City of Napa Housing Authority website.

Abode Services provides housing and other services for low-income people and people experiencing homelessness in six Bay Area counties. In Napa County, Abode operates an emergency shelter, provides outreach, housing support, and rental assistance. They also create and manage affordable housing.

Ability to Address Complaints
The Department of Justice’s Civil Rights Division initiated fair housing testing in 1991. This is a technique used to uncover evidence of discrimination in rental housing. Fair housing testing involves one or more individuals who pose as prospective renters for the purpose of determining whether a landlord is complying with local, state, and federal fair housing laws. Enforcement actions may be taken when investigations yield evidence of a pattern or practice of illegal housing discrimination. Testing may be initiated following the filing of a specific housing discrimination complaint or, as is the case when testing for disability discrimination, as part of an overall effort to determine whether the design or architectural features of a specific rental facility comply with state and federal accessibility requirements. Fair housing testing is used to identify unlawful housing discrimination practices based on the real or perceived race, ethnicity, color, religion, gender identity or expression, national origin, disability, 256
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familial status, marital status, age, ancestry, sexual orientation, and source of income of prospective renters.

The Department of Fair Employment and Housing (DFEH) maintains a record of housing discrimination complaints filed in local jurisdictions. From 2017 to 2021, 17 fair housing complaints in Napa County were filed with DFEH.3 According to the HCD AFFH Data Viewer, eight fair housing inquiries for the City of American Canyon were received between 2013 and 2021. Fair housing inquiries are comments or questions related to fair housing received by HUD’s Office of Fair Housing and Equal Opportunity (FHEO), not formal discrimination complaints.

The number of inquiries is low for the region, as seen when compared to the cities of Napa (received 33) and Vallejo (received 64).

Fair Housing Napa Valley (FHNV) conducts fair housing testing of rental properties, assists residents in filing fair housing complaints, provides education and technical assistance to housing providers, and provides conciliation services for tenants and landlords. Between 2017 and 2022, FHNV received 175 complaints for housing discrimination in American Canyon. Table 4-3 below shows the basis for those complaints.

Table 4-3 Fair Housing Complaints, 2017 to 2022 (American Canyon) Complaint Basis Number of Complaints
Landlord/Tenant 217
Disability 42
National Origin 23
Race 14
Source of Income 12
Familial Status 11
Sexual Orientation/Gender Identity 2
Sex 2
Other Protected Classes Under State Law 9
Source: Fair Housing Napa Valley, 2022
Enforcement and Compliance with Existing Fair
Housing Laws
The City is subject to state and federal laws related to fair housing. Federal fair housing laws, including the Federal Fair Housing Act of 1968 (FHA) and the Fair Housing Amendments Act of 1988 (FHAA), protect residents from discrimination on the basis of race, color, religion, national origin, sex/gender, handicap/disability, and familial status. The City complies with the California Fair Employment and Housing Act (FEHA), prohibiting discrimination based on marital status, ancestry, source of income, sexual orientation, and arbitrary 3 State of California, Department of Fair Employment and Housing, 2022. https://www.dfeh.ca.gov/legalrecords/#reportsBody
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The City has had no findings, lawsuits, or judgements related to fair housing enforcement actions.

Segregation and Integration Patterns
and Trends
To inform priorities, policies, and actions, the Housing Element must include an analysis of integration and segregation, including patterns and trends.

Integration generally means a condition in which there is not a high concentration of persons of a particular race, color, religion, sex, familial status, national origin, or having a disability or a particular type of disability in a specific geographic area. Segregation generally means the opposite condition, in which there is a high concentration of any of the characteristics described above in a specific geographic area. In its AFFH guidance document published in April 2021, HCD describes the importance of segregation and integration analysis in relation to fair housing:

Residential segregation and exclusion, whether by race, ethnicity, disability, or income, is a result of numerous housing policies, practices, and procedures—both public and private—that have had enduring and pervasive negative impacts. Overt and covert housing discrimination through land use policy, shifting housing markets, and patterns of investment and disinvestment, have restricted meaningful fair housing choice and equitable access to opportunity, particularly for communities of color. Historic patterns of segregation persist in California despite the longstanding federal mandate, established by the Fair Housing Act of 1968 (FHA), that federal agencies and federal grantees affirmatively further the purposes of the FHA. Past and present discriminatory policies and practices, including long-term disinvestment, have resulted in neighborhoods with concentrated poverty and poor housing stock, limited access to opportunity, unsafe environmental conditions, underfunded schools, dilapidated infrastructure, and other disproportionately experienced problems. In addition, governmental policies have subsidized the development of segregated, high-resourced suburbs in metropolitan areas by constructing new highway systems—often through lower income communities of color— to ensure access to job opportunities in urban centers. This physical and policy infrastructure supports patterns of discrimination and high levels of segregation that continue to persist in California and across the country. All 258
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of these conditions persist despite the over 50-year-old obligation to prohibit discrimination and affirmatively further fair housing.4 To adequately assess the patterns of integration and segregation, this section identifies trends at the regional scale (Napa County) and at the local scale (American Canyon). To identify socio-economic and demographic spatial trends across these jurisdictions, this analysis utilizes HCD’s AFFH Data Viewer, which provides an expansive collection of data from sources including the 2015-2019 ACS, HCD, HUD, UDP, the Center for Disease Control and Prevention (CDC), and other regional and federal agencies.

Race and Ethnicity
The ethnic and racial composition of a region relates to fair housing concerns such as household size, locational preferences, and economic opportunity.

Historic exclusionary governmental policies, biased mortgage lending practices, and other tactics have caused racial and ethnic segregation and spatial inequities. If there are concentrations of minorities living in one location, it may be an indicator that some minority groups do not have as many housing choices as nonminority residents.

REGIONAL TRENDS
Regionally, the urbanized areas of Napa County are more diverse, with 40 percent and higher of the population consisting of non-white residents, as demonstrated in the geographic depiction of 2014-2018 ACS data shown in Figure 4-1 below. Comparatively, populations in the less urbanized and less densely populated areas of Napa County, generally consist of 60 percent or greater of white residents.

HUD utilizes the racial/ethnic dissimilarity index as a measure of segregation.

The racial/ethnic dissimilarity index represents the extent of which any two racial/ethnic groups differ across a defined geographical area. The index ranges from 0 to 100, where 0 represents perfect integration between the two racial/ethnic groups and 100 representing perfect segregation. An index value below 40 is generally considered low segregation, a value between 40 and 54 is considered a moderate level of segregation, and a value above 55 is a high level of segregation.5 Racial/ethnic segregation in Napa County slightly increased between 2010 and 2019. According to data from HUD’s AFFH mapping tool, Black and Asian/Pacific Islander residents are the most segregated compared to other racial and ethnic groups. In Napa County, there has been an increase in segregation across all measured racial/ethnic groups between 2010 and 2019. (Table 4-4)
4 HCD 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
5HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006- July-2020.pdf
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Dissimilarity Index 1990 2000 2010 2019
Non-White/White 19.58 26.18 31.24 36.84
Black/White 56.22 52.61 58.76 67.86
Hispanic/White 2186 28.94 30.13 35.61
Asian or Pacific Islander/White 37.11 38.97 57.35 64.47 Source: Affirmatively Furthering Fair Housing Mapping Tool – Table 3, Version AFFHT0004, 2019

LOCAL TRENDS
According to ABAG, American Canyon is the fifth-most integrated jurisdiction in the Bay Area and more diverse than the rest of Napa County. American Canyon has the largest proportion of non-white residents compared to any other city in the county and compared to the rural unincorporated areas. According to 2015- 2019 ACS estimates, white and Asian residents comprised the largest racial/ethnic group in American Canyon, followed by Hispanic/Latino residents.

Figure C3 shows the predominance of white, Asian American, and Hispanic/Latino populations in each census tract in the city. The eastern areas of the city have a predominant Asian/Pacific Islander population and the southwestern area of the city has a predominantly Hispanic/Latino population.

White residents comprised the predominant ethnic group in the northwestern portion of the city; however, overall, non-white residents constitute 61 to 80 percent of the population in the northwest portion of the city. The northwest census tract includes rural unincorporated areas of the county. While patterns of racial/ethnic predominance vary across American Canyon, there is no one ethnic group consisting of a majority in the City’s population.

ABAG’s Segregation Report analyzed neighborhood segregation in American Canyon using the racial isolation index, racial dissimilarity index, and Thiel’s Hindex. The isolation index showed Asian residents are the most segregated racial group in the city, followed by Hispanic/Latino residents. The dissimilarity index showed segregation is greatest between Asian/Pacific Islander and white residents, followed by Black/African American and white residents. Thiel’s Hindex for neighborhood level segregation indicated racial segregation between all racial groups within the city is less than in the average Bay Area jurisdiction.

Figure 4-2 highlights the percentage of the non-white population by block group for American Canyon using 2014-2018 ACS data. A block group on the northeastern, west side, and the southeast portions of the city has over 80 percent non-white populations. The northwest, southwest, and central eastern portions of the city range between 61 – 80 percent non-white population. 260
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Figure 4-1 Percent of Total Non-White Population (Napa County) Source: AFFH Viewer, 2022.
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Figure 4-3 Predominant Populations (American Canyon)
Source: AFFH Viewer, 2022
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Persons with disabilities include those with a physical or mental impairment including hearing, vision, mobility, or cognitive function. For persons with disabilities, fair housing choice and access to opportunity include access to accessible housing and housing in the most integrated setting appropriate to an individual’s needs as required under federal civil rights law, including equitably provided disability-related services that an individual needs to live in such housing. For example, persons with disabilities who are unable to use stairs or need a zero-step shower may not have actual housing choice if there are not sufficient housing units with these accessibility features.6 High spatial segregation of persons with disabilities may indicate fair housing issues related to physical needs and economic disparities. According to the 2020 Annual Report on People with Disabilities in America, more than 25 percent of persons with disabilities (including physical, intellectual, and developmental; sensory; and other disability categories) live below the Census Bureaudesignated poverty line, which is 14.5 percent higher than people without a disability.7 Persons with disabilities may also be more reliant than persons without disabilities on fixed incomes or access to public transit.

REGIONAL TRENDS
According to 2015-2019 American Community Survey (ACS) estimates, 16,244 Napa County residents, approximately 12 percent of the total population, had one or more disabilities. Figure 4-5 shows the percentage of the population living with one or more disabilities throughout Napa County. The western areas of the county and the urban centers of cities had higher concentrations of persons living with one or more disabilities than other areas of the county. The southeastern area of the City of Napa has the highest concentration of persons living with one or more disabilities in the county. Additional discussion regarding persons with disabilities in Napa County is included in Chapter 2, Housing Needs Assessment.

LOCAL TRENDS
As referenced in Chapter 2, Housing Needs Assessment, according to 2015-2019 ACS estimates, 2,291 residents, approximately 11 percent of American Canyon’s population live with one or more disability. Figure 4-4 shows the types of disabilities of residents living with one or more disability in American Canyon.

The most common disability reported in American Canyon is ambulatory difficulty, which is defined by the Census as when an individual has serious difficulty walking or climbing stairs.
6 HCD, 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
7 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 264
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Figure 4-4 Disability by Type (American Canyon)
Notes: These disabilities are counted separately and are not mutually exclusive, as an individual may report more than one disability. These counts should not be summed.

Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B18102, Table B18103, Table B18104, Table B18105, Table B18106, Table B18107.

Figure 4-6 shows the percentage of the population living with one or more disabilities in the city by census tract, using 2015-2019 ACS data. Areas of the city east of Highway 29 and areas south of American Canyon Road had between 10 to 20 percent of residents reported living with one or more disability. 265
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TH Cycle Housing Element Background Report CERTIFIED | 4-17 Figure 4-5 Percent of Population with a Disability (Napa County) Source: AFFH Viewer, 2022
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Figure 4-6 Percentage of Population with One or More Disabilities (American Canyon) Source: AFFH Viewer, 2022
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Familial status refers to the presence of children under the age of 18 and the martial status of the head of the household. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Differential treatment, such as limiting the number of children in a complex or confining families with children to a specific location, are also fair housing concerns. Single-parent households are protected by fair housing law.

A 2016 HUD study analyzed the effects of housing discrimination based on familial status. The study found that landlords presented households with children fewer housing options, and the units shown were generally larger, and as a result, slightly more expensive to rent.8 Additionally, female-headed households with children require special consideration and assistance because of generally greater needs for affordable housing and accessible day care, health care, and other supportive services.

REGIONAL TRENDS
As of 2019, Napa County has a total of 48,705 households, 68 percent of which are family households. According to 2015-2019 ACS estimates, households with children present comprise 31.6 percent (15,394) of the total households in Napa County. Table 4-5 shows tenure by household type and presence of children.

Married couple families with children comprise the largest share of owner- and renter-occupied households with children. According to 2015-2019 ACS estimates, single-parent, female-headed households comprised approximately 10 percent of renter-occupied households (1,746 households), but only 2.2 percent (700 households) of owner-occupied households. Approximately 28.6 percent of single-parent, female-headed households rent and 76.4 percent own their home.
8 HUD. 2016. https://www.huduser.gov/portal/sites/default/files/pdf/HDSFamiliesFinalReport.pdf. 268
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Table 4-5 Tenure by Household Type and Presence of Children (Napa County)
Household Type
OwnerOccupied
Percent of
Total
OwnerOccupiedRenterOccupied
Percent of
Total
RenterOccupied
Married Couple Family,
with Children Present
6,257 20.0% 4,036 23.2%
Single-Parent, Male
Householder, no Spouse
Present
383 1.2% 577 3.3%
Single Parent, Female
Householder, No Spouse
Present
700 2.2% 1,746 10.0%
Total Households with
Children Present
7,340 23.5% 6,359 36.5%
Total Households 31,276 100% 17,429 100%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure by Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.

Figure 4-7 shows the percentage of children in female-headed, single-parent households in Napa County. According to 2015-2019 ACS estimates, the more urban areas of the county as well as the northeastern and southwestern areas had relatively higher proportions of children who reside in female-headed, single-parent households. In contrast, the more rural areas of the county and parts of the cities of St. Helena, Napa, and American Canyon had less than 20 percent of children residing in female-headed, single-parent households.

Figure 4-8 shows the percentage of children under the age of 18 who reside married couple households. The rural and northwestern portions of the county had the greatest proportion of children that reside in households with married couples. Urban areas, including portions of the City of Napa, Yountville, St.

Helena, Calistoga, and American Canyon and unincorporated areas in the southern portion of the county had a relatively lower proportion of children residing in married-couple household.

LOCAL TRENDS
Approximately 84.2 percent of the total 5,296 households in American Canyon are family households. Households with children present comprised 41.4 percent of the total number of households in American Canyon, which is higher than the county. An overview of household tenure by type for households with children present is provided in Table 4-6. Similar to regional trends, marriedcouple families in American Canyon comprised the largest share of households with children present, and more married-couple families were more likely to own than rent. According to 2015-2019 ACS estimates, single-parent, femaleheaded households comprised 16.9 percent of renter-occupied households and 269
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TH Cycle Housing Element Background Report CERTIFIED | 4-21 only 5.7 percent of owner-occupied households. However, single-parent households were slightly more likely to own rather than rent housing.

Approximately 54 percent of single-parent, female-headed households own and 46 percent rent their home. The homeownership rate for single-parent, femaleheaded households is higher in American Canyon (53.7 percent) than the county (28.6 percent).

Table 4-6 Tenure by Household Type and Presence of Children (American Canyon)
Household Type
OwnerOccupied
Percent of
Total
OwnerOccupiedRenterOccupied
Percent of
Total
RenterOccupied
Married couple family,
with Children Present
1,329 34.8% 332 27.8%
Single-Parent, Male
householder, no spouse
present
58 1.4% 36 3.0%
Single-Parent, Female
householder, no spouse
present
234 5.7% 202 16.9%
Total Households with
Children Present
1,621 39.5% 570 47.8%
Total Households 4,103 100% 1,193 100%
Source: U.S. Bureau of the Census, American Community Survey (ACS), Table B25115 Tenure By Household Type (Including Living Alone) and Age of Householder, 2015-2019 Estimates.

Figure 4-9 shows the percentage of children residing in single-parent, femaleheaded households in American Canyon. In all census tracts in the city, less than 20 percent of children reside in single-parent, female-headed households.

Figure 4-10 shows the percentage of children in married-couple households across American Canyon. All census tracts in the city had between 60 and 80 percent of children living in married-couple households, according to 2015-2019 ACS estimates.
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Figure 4-7 Female-Headed Households with Children Present, No Spouse/Partner Present (Napa County) Source: AFFH Viewer, 2022
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Figure 4-9 Female-Headed Households with Children Present, No Spouse/Partner Present (American Canyon) Source: AFFH Viewer, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-25 Figure 4-10 Children in Married-Couple Households (American Canyon) Source: AFFH Viewer, 2022
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Household Income
Household income is directly connected to the ability to afford housing. Higherincome households are more likely to own their homes rather than rent. As household income decreases, households tend to pay a disproportionate amount of their income for housing and the number of persons occupying unsound and overcrowded housing increases. To achieve fair housing objectives, people in low-income households must have actual choice in housing opportunities—that is, they must be able to locate units that are affordable and well maintained in all parts of a city and region.

This section identifies household income disparities using data based on median household income and low or moderate income (LMI) geographies. HUD defines a LMI area as a census tract or block group where over 51 percent of the population earns less than 80 percent of AMI. Data for this analysis are from the HUD Low- and Moderate-Income Summary Data based on the 2011-2015 American Community Survey (most recent available data).9

REGIONAL TRENDS
According to 2015-2019 ACS estimates, Napa County had a median household income of $88,596. Figure 4-11 displays the median household income by census block group for Napa County using 2015-2019 ACS estimates. Generally, households in the urban areas of the county had a lower income than rural areas. Communities with the lowest median household incomes are include areas in and around the cities of Napa, St. Helena, and Calistoga, and the Town of Yountville.

LMI populations by census tract for Napa County are displayed in Figure 4-12.

Census tracts within the City of Napa and Town of Yountville contain highest LMI populations in Napa County. Most rural areas and portions of the cities of St.

Helena, Napa, and American Canyon had the lowest percentage of low- and median-income households in the county.

LOCAL TRENDS
Geographically, median household income varies across census block groups throughout American Canyon. According to 2015-2019 ACS estimates, American Canyon had an estimated median household income of $101,792, which is 14.9 percent higher than the median income for Napa County. Figure 4-13 provides an overview of median household income by block group in the city. The areas with the lowest median household income are in the southern portion of the city: the area south of American Canyon Creek and east of Highway 29 ($78,542) and the area south of American Canyon Road and east of Highway 29 ($65,806).

In contrast, neighborhoods located near the center of the city, including the area 9 HUD Exchange 2021: https://www.hudexchange.info/programs/acs-low-mod-summary-data/ 275
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LMI populations in American Canyon are concentrated in the central areas of the city, as shown in Figure 4-14. The area west of Highway 29, south of Rio del Mar, and north of Donaldson Way had the highest percentage of LMI populations (approximately 61 percent of the population). The area south of American Canyon Road, east of Highway 29, and west of Flosden Road also had a higher percentage of LMI populations (48 percent). In contrast, the northwest and southeast areas of the city had a lower percentage of LMI populations, 14 percent and 22 percent, respectively.

ABAG’s Segregation Report analyzed neighborhood level income segregation between 2010 and 2015 in American Canyon using the income group isolation index, income group dissimilarity index, and Thiel’s H-index. The isolation index showed above moderate-income residents are the most segregated income group in the city. Among all income groups, segregation of the very low-income population has changed the most between 2010 and 2015, becoming more segregated. The dissimilarity index showed there is less income segregation in American Canyon than the average Bay Area jurisdiction between lower income residents and non-lower income residents and between very low-income residents and above moderate-income residents. Overall, segregation between lower-income residents and residents who are not lower income increased between 2010 and 2015. Thiel’s H-index for neighborhood level income segregation also showed income segregation in the city is less than the average Bay Area city. Compared to all Bay Area jurisdictions, American Canyon has a lower share of very low-income and low-income residents and a higher share of moderate-income and above moderate-income residents.
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Figure 4-11 Median Household Income (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-13 Median Household Income (American Canyon)
Source: AFFH Viewer, 2022
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Racially and Ethnically Concentrated Areas of Poverty
To identify racially and ethnically concentrated areas of poverty (known as R/ECAPs), HUD developed thresholds based on racial and ethnic concentration and income level. The threshold for racial and ethnic concentration is a nonwhite population of 50 percent or more in metropolitan or micropolitan areas.

The income threshold is based on areas of “extreme poverty,” where 40 percent or more of households earn incomes at or below the federal poverty line, or where the poverty rate is three times the average poverty rate in the metropolitan area, whichever is less. An area that meets both thresholds for racial or ethnic concentration and extreme poverty is considered a R/ECAP.

POVERTY AND SEGREGATION
Regional Trends
In Napa County, there are no identified R/ECAPs. However, a small area in the southern portion of the City of Napa is considered an area of extreme poverty with more than 40 percent of the population living below the poverty line.

Figure 4-15 shows areas within Napa County where there are higher rates of poverty based on ACS data from 2015-2019. Several areas in and around the cities of Napa and American Canyon had between 10 and 20 percent of the population below the poverty level.

Local Trends
While R/ECAPs were not identified within American Canyon, there are areas where lower household income and predominance of non-white populations overlap. Figure 4-16 displays areas of American Canyon where between 10 and 20 percent of the population earned an income that was below the poverty line according to 2015-2019 ACS estimates. The census tract located in the northeast area of the city has a higher proportion of residents living below the poverty line (10.4 percent) and is predominantly Asian/Pacific Islander. However, this tract includes a large area outside the city limits within the unincorporated area of the county.

Poverty rates in American Canyon have shifted slightly over time. The 2010-2014 ACS estimates reported higher levels of poverty status in census tracts south of Rio del Mar Road and lower poverty levels east of Highway 29 compared to 2015-2019 ACS estimates.

Racial and ethnic neighborhood segregation analysis is provided in Figure 4-17.

As shown by Urban Displacement Project data, American Canyon is a very diverse community. The predominant racial/ethnic composition of most neighborhoods on the eastern half of American Canyon were a four-group neighborhood mix of Black/African American, Asian American, Hispanic/Latino, and non-Hispanic white. On the western half of American Canyon, most 281
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Figure 4-16 Poverty Status (American Canyon)
Source: AFFH Viewer, 2022
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Source: Urban Displacement Project, SF Bay Area Gentrification and Displacement, 2022 284
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neighborhoods were a three-group mix consisting of Asian American, Hispanic/Latino, and non-Hispanic white.

Language access can prevent households from accessing housing opportunities.

A significant portion of American Canyon residents speak a language other than English at home, as discussed further in Local Area Knowledge, below. Of the population age five and over, 46.1 percent speak a language other than English (8,815 residents). Of those individuals, 42.6 percent (3,752 residents) speak English less than “very well.”
Concentrated Areas of Affluence
While R/ECAPs have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed. RCAAs are defined as affluent, white communities.10 According to a policy paper published by HUD, white residents are the most racially segregated group in the United States typically more affluent than majority non-white communities. RCAAs have not been studied extensively, nor has a standard definition been adopted by HCD or HUD. Therefore, this assessment uses the percent white population and median household income as thresholds to identify potential RCAAs. In addition to having a higher median income, areas of affluence experience less overcrowding, less housing cost burden on renters, and are generally less susceptible to displacement compared to LMI areas, as described in Section 4.4, Household Income.

REGIONAL TRENDS
Napa County is predominantly white, especially in the rural areas of the county.

More urban areas and areas within the valley are less predominantly white, these are also the areas that are more densely populated. Figure 4-18 highlights the predominantly white census tracts in Napa County, which are concentrated in the northeastern and southwestern non-urbanized areas of the County and portions of the City of St. Helena and Town of Yountville. Generally, areas with higher median incomes such as the northern portion of St. Helena and the rural areas of the county had relatively larger concentrations of white residents compared to areas with lower median incomes such as the cities of Calistoga and Napa and the southern portion of the City of St. Helena. 10 Goatz, Damanio and Williams, 2019.
https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf 285
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Figure 4-19 Predominant Populations and Median Household Income (American Canyon) Source: AFFH Viewer, 2022
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LOCAL TRENDS
Unlike trends in Napa County, American Canyon does not have any areas that are comprised predominantly of white residents. As shown on Figure 4-14, the highest median income levels in the city were located in the northeast and middle west. As shown in Figure 4-2, the highest median income areas coincide with the highest proportion of non-white residents (greater than 80 percent).

Disparities in Access to Opportunities
According to HCD guidance, land use policies and urban planning impact the ability of residents to access neighborhoods of opportunity, with highperforming schools, greater availability of jobs that afford entry to the middle class, and convenient access to transit and services. The limits on housing choice and access experienced by people within protected classes, such as race, sexual orientation, or disability, have far-reaching impacts on access to job opportunity, quality education, and mental and physical health.11 This section analyzes the following place-based characteristics linked to opportunity indicators: quality education, employment, transportation, and healthy environment. The primary objective is to understand the disparity between communities in terms of access to real and potential economic benefits and quality of life.

Transit Access and Walkability
Reliable public transit access and active transportation options such as walking and biking are imperative for low-income residents and/or persons with disabilities to connect to employment opportunities. Lack of transportation options can impede fair housing choice and continue to reinforce barriers for low-income communities in accessing housing and employment opportunities.

Persons who depend on public transit may have limited choices regarding places to live.

REGIONAL TRENDS
As Napa County is largely rural, residents mainly depend on their personal vehicles for commuting and traveling. Public transit options in Napa County, primarily Vine Transit, include a fixed route bus service operated by the Napa Valley Transportation Authority. Vine Transit offers bus routes throughout the County from American Canyon to Calistoga as well as connections to the Vallejo Ferry Terminal, and El Cerrito Del Norte BART station, SolTrans stations in Vallejo and Fairfield, and the Suisun/Fairfield Train Station. Lake Transit Authority connects southern areas of Lake County to northern Napa County, with bus stops in Calistoga, St. Helena, and Deer Park.
11 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
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Additionally, several low-cost, on-demand shuttle services are available to the public, providing fixed route and door-to-door transit within the city limits of their operating city, including American Canyon Transit, the Yountville Trolley, St.

Helena Shuttle, and Calistoga Shuttle. Residents and visitors with physical and/or cognitive disabilities may be eligible to participate in VineGo Paratransit Service, a shared ride service providing curb-to-curb transportation. VineGo offers rides within and between cities throughout the county as well as to Kaiser Vallejo Medical Center.

The Commuter Bike Path (Vine Trail) runs parallel to the Napa Valley Railroad and provides an off-street route walking/biking path for recreation and commuting. Ultimately the Vine Trail will cover 47 miles from Vallejo to Calistoga. Currently 12.5 miles of the path has been completed from Kennedy Park in the City of Napa to Yountville.

AllTransit is an online database that provides details on transit opportunity throughout the United States specifically looking at connectivity, access to jobs, and frequency of service. Napa County received an average AllTransit performance score of 3.3 which equates to a low combination of trips per week and number of jobs accessible by transit.12 Approximately 1.5 percent of commuters use public transit in Napa County. The cities of Napa (4.6), Yountville (4.6), and Calistoga (4.0) have the highest scores in the county with a slightly higher number of trips per week, accessible jobs, and available transit routes.

LOCAL TRENDS
The City of American Canyon is accessible through local transit connections. The city has an AllTransit Performance Score of 3.2, slightly lower than the county as a whole. According to AllTransit, 1.66 percent of workers in American take public transportation to work and there are two transit routes available within 0.5 miles of the city. Three Vine Transit bus routes operate in American Canyon, including routes 11x Napa-Vallejo Express, 11 Napa-Vallejo Connector, and 29 Napa-BART Express. Figure 4-20 illustrates transit access within a quarter-mile of transit stops for bus routes.

Most areas of the city are not within a quarter-mile of a transit stop. American Canyon Transit provides an on-demand, door-to-door, transit service Monday through Friday. During the school year, a fixed-route service provides transit service to American Canyon High School on the east side of the City.

Walk Score is a private company that offers a walkability index on its website, which measures pedestrian friendliness of a given location by analyzing walking routes to nearby amenities, examining population density and road metrics including block length and intersection density in its methodology.13 American Canyon has low walkability according to Walk Score, with an average walk score 12 AllTransit.Org, 2021. https://alltransit.cnt.org/
13 Walk Score, 2021. https://www.walkscore.com/methodology.shtml 289
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The Environmental Protection Agency (EPA) also has a walkability index, that ranks block groups according to their relative walkability.14 The EPA walkability map, shown in Figure 4-21, shows that most of the residential areas of the city has a walkability score that is above average. The highest walkability scores are in Downtown in the southern areas of the city. The lowest walkable areas of the city include the industrial park to the north and undeveloped property in the middle north area and east side.

To address bike and pedestrian mobility, the City has adopted the Napa Valley Transportation Authority’s Countywide Bicycle Plan in 2020 (Resolution 2020-11) and the Countywide Pedestrian Plan Update in 2017 (Resolution 2017-42) for non-motorized transit throughout the City. This plan is implemented in conjunction with new development and grant opportunities.

Currently, the City has constructed 3.1 miles of the Vine Trail, which is a walking and biking trail that will connect the entire Napa Valley, and 1.4 miles are under construction. The Vine Trail serves the industrial park to the north and residential areas to the south, connecting with Class 1 and 2 bicycle trails and sidewalks throughout the City. In addition, the City has 2.5 miles of the San Francisco Bay Trail on the west side of the City.
14 EPA, 2021. https://www.epa.gov/smartgrowth/national-walkability-index-user-guide-and-methodology 290
4-42 | American Canyon Housing Element Background Report, Public Review Draft Figure 4-20 Access to Transit Within a Quarter Mile (American Canyon) Source: VineGo Transit, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-43 Figure 4-21: Walkability Index (American Canyon)
Source: National Walkability Index, 2022
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Access to Quality Education
Economics literature has consistently found about a 10 percent increase in wages/salary with each additional year of education.15 Therefore, educational attainment is directly linked to housing opportunities. To assess educational opportunities by geography, this analysis uses California Tax Credit Allocation Committee (TCAC) education domain scores, which incorporate a variety of indicators including math and reading proficiency scores, high school graduation rates, and student poverty rates at the census tract level.

REGIONAL TRENDS
Educational outcomes varied across Napa County, areas in the northern portion of the county and portions of the City of Napa had less positive education outcomes compared with jurisdictions in the western portion of the county such as St. Helena and portions of Calistoga, Yountville, and the City of Napa. An overview of education outcomes across Napa County is illustrated in Figure 4-22. According to Kidsdata.org, a data compilation program of the Lucile Packard Foundation for Children’s Health, Napa County high school graduation rates were highest among Asian-American students (97.6 percent) and white students (91.0 percent). Comparatively, Black/African-American students (83.7 percent) and Hispanic/Latino students (88.9 percent) had the lowest graduation rates.

LOCAL TRENDS
The City of American Canyon is served by the Napa Valley Unified School District (Napa Valley USD) with three elementary schools, one middle school, and one high school in the city.16 Figure 4-23 shows American Canyon’s TCAC scores for education outcomes at the census tract level. American Canyon has less positive education outcomes overall, however, most of the city has more positive education outcomes than parts of the City of Napa and northern areas of the county. No portion of the city has an outcome score considered to be good or excellent. The southeastern portion of the city had the lowest education outcome score.
15 Annual Disability Statistics Compendium, 2020. https://disabilitycompendium.org/annualreport 16 Napa Valley Unified School District, https://www.nvusd.org/ourschools 293
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TH Cycle Housing Element Background Report CERTIFIED | 4-45 Figure 4-22 TCAC Opportunity Areas – Education Outcomes (Napa County) Source: California State Treasurer's Office, 2022
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Figure 4-23 TCAC Opportunity Areas - Education Outcomes (American Canyon) Source: California State Treasurer's Office, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-47 Economic Outcomes
Housing opportunities are directly related to economic opportunities. Access to high-quality employment close to desired and affordable housing results in more housing opportunities and shorter commute times. The analysis for economic opportunities uses TCAC economic indicators, employment participation data from the ACS, Metropolitan Transportation Commission (MTC) Equity Priority Communities (EPC), and the HUD Jobs Proximity Index.

TCAC economic opportunities are measured by census tract. They consider poverty, adult education, employment, job proximity, and median home values.

A higher economic index score reflects more positive economic outcomes. The MTC EPC identifies concentrations of underserved populations in order to direct funding for housing and transportation equity. 17 The HUD Jobs Proximity Index assesses the accessibility to job opportunities at the census block group level.

REGIONAL TRENDS
Economic outcomes vary across Napa County. Figure 4-24 shows areas with more positive economic outcome scores were identified in the western portions of the county and the area northeast of the City of Napa. Conversely, eastern portions of the county and the cities of Calistoga, Napa, and American Canyon had large concentrations of less positive economic outcomes.

According to 2015-2019 American Community Survey (ACS) estimates, Napa County had a labor force participation rate of 65.2 percent for persons 16 years old and older, with an employment rate of 4.9 percent. Top employers in the county include manufacturing, healthcare, and accommodation and food service. Approximately 34 percent of workers commute 30 or more minutes to work with a countywide mean commute time of 25.6 minutes.

The TCAC opportunity maps help to identify patterns of negative and positive economic, educational, and environmental outcomes across the state. Census tracts are ranked from low resource (negative outcomes) to highest resource (positive outcomes) based on TCAC’s Opportunity Maps analysis. Figure 4-24 shows the TCAC Opportunity Areas map for economic outcomes across Napa County. Economic outcomes are varied throughout the county with more positive outcomes generally located in the western areas of the county and northeast of the City of Napa and less positive outcomes in the eastern areas of the county.

LOCAL TRENDS
In American Canyon, the labor participation rate of residents age 16 and older is 66.5 percent and the unemployment rate is 6.0 percent, slightly higher than 17 MTC, 2021. https://mtc.ca.gov/planning/transportation/access-equity-mobility/equity-prioritycommunities 296
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the county. Top employers in the city include educational services, health care and social assistance, arts, entertainment, recreation, and accommodations, manufacturing, and retail trade.

TCAC economic outcome scores are less positive throughout the City of American Canyon, as shown in Figure 4-25. Generally, the lowest economic outcomes were in the western and southern areas of the city, west of Highway 29 and south of American Canyon Road. Areas in the northeast portion of American Canyon had slightly higher economic outcome scores but were still considered less positive.

Access to employment opportunities has a significant impact on the type and size of housing a household can afford. HUD’s Jobs Proximity Index utilizes origin-destination employment statistics to evaluate the distance from a given neighborhood to all job locations in the San Francisco Bay Area and assess the accessibility to job opportunities at the census block group level. Because the size of employment centers and the supply of labor differ across the San Francisco Bay Area, the distance from any single job location is positively weighted by the size of employment (job opportunities) at that location and inversely weighted by the labor supply (competition) to that location.18 Accessibility to employment opportunities differs across American Canyon, as shown in Figure 4-26. Neighborhoods with the highest access to employment opportunity are concentrated in the northwest area of the city, which is located closest to the industrial district. The northwestern area of the city is zoned for industrial land uses and located near the Napa County Airport. Although the northwest area of the city has a high job proximity score, this area has a lower population density than other portions of the city. This area includes a portion of the Broadway District Specific Plan, including areas zoned for medium-density residential and a business park that allows residential development. In addition, the city recently amended the General Plan to allow 291 additional multifamily units on Oat Hill, which is located in the northwest are of the City. Most other areas in American Canyon received the lowest scores for job proximity.

According to 2015-2019 ACS estimates, mean commute time is 37.3 minutes for American Canyon residents with 55.8 percent of workers commuting 30 or more minutes to work. This high commute time reflects the larger job market available in the East Bay and beyond.
18HUD, 2020. https://www.hud.gov/sites/dfiles/FHEO/documents/AFFH-T-Data-Documentation-AFFHT0006- July-2020.pdf
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TH Cycle Housing Element Background Report CERTIFIED | 4-49 Figure 4-24 TCAC Opportunity Areas - Economic (Napa County) Source: California State Treasurer's Office, 2022
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Figure 4-25 TCAC Opportunity Areas – Economic (American Canyon) Source: California State Treasurer's Office, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-51 Figure 4-26 Job Proximity Index (American Canyon)
Source: AFFH Viewer, 2022
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Healthy Housing Environment
Healthy environment analyses address patterns in the environmental and health-related disparities found in different neighborhoods and protected area groups. These disparities can include air quality, water quality, safe neighborhood, environmental hazards, social services, and cultural institutions.

Recent California laws—Assembly Bill (AB) 1550, Senate Bill (SB) 535, and SB 1000 emphasize the importance of environmental justice as a fair housing issue.

Environmental Justice, according to HUD, means ensuring that people have equal access to safe and healthy housing. HUD requires all entitlement jurisdictions to conduct reviews under the National Environmental Protection Act to determine if a proposed project creates adverse impacts due to environmental conditions. It furthers the requirement that human health deserves equal protection for all people regardless of race, color, national origin, or income. Under Executive Order 12898, federally assisted projects may also target funding to communities that have disproportionately high and adverse human health impacts on minority and low-income populations due to environmental conditions.19
The California Office of Environmental Health Hazard Assessment developed CalEnviroScreen, a mapping tool that uses spatial data collected by various regulatory agencies (e.g., air quality indicators from Bay Area Air Quality Management District, water quality indicators from East Bay Municipal Utilities District, monitored chemical releases into the air or water table from Environmental Protection Agency, etc.). The dataset uses a methodology to identify communities disproportionately burdened by exposures to pollution, environmental effects of existing pollutants in communities, among other indicators of sensitive populations or socioeconomic factors. Residents in census tracts with high CalEnviroScreen scores are disproportionately burdened by pollution and are more vulnerable to related effects. CalEnviroScreen shows environmental health scores as a percentile, where a score of 100 percent means environmental health in a particular census tract is worse than 100 percent of census tracts in California.

REGIONAL TRENDS
The CalEnviroScreen map for Napa County identifies the degree to which communities are considered burdened by pollution. Generally, the more urbanized and southern portion of the county has less positive environmental outcomes than rural areas, but there are some portions of the cities with positive outcomes (Figure 4-27). The rural areas in the northeastern and western portions of the county had positive environmental scores. Similar to the CalEnviroScreen map, the TCAC Opportunity Map shows the western, southern, and central areas of the county have less positive environmental outcomes 19 HUD, 2021. https://www.hudexchange.info/programs/environmental-review/environmental-justice/ 301
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TH Cycle Housing Element Background Report CERTIFIED | 4-53 compared to the northern areas of the county and the area northeast of the City of Napa (see Figure 4-29 and Figure 4-24). Portions of the cities of St. Helena, Napa, and American Canyon had positive environmental outcomes.

LOCAL TRENDS
Pollution burden varies across American Canyon. The northern portion of the city, including the industrial areas in the northwestern portion of the city, had less positive environmental outcomes than areas in the southern and western portions of the city.

According to CalEnviroScreen and the TCAC Opportunity Map for environmental outcomes, scores vary across the city (Figure 4-30 and Figure 4-28). The CalEnviroScreen map (Figure 4-28) shows the environmental health scores of census tracts within the city as a percentile which compares each census tract to all census tracts in the state. The environmental score is calculated using a combination of pollution burden data and population characteristics. A census tract with a score of 100 percent has an environmental score that is higher than 100 percent of census tracts in the state. The TCAC Opportunity Map (Figure 4-30) shows environmental health scores ranging from less positive to positive, where a lower score indicates a less healthy environment and higher score indicates a healthier environment.

Areas with worse environmental health scores were concentrated in the northern part of the city and areas with more positive environmental scores were located in the southern part of the city. This pattern is influenced by the two census tracts located in the northern area of the city that both include large areas within the unincorporated part of the county. These two census tracts include agricultural land uses outside of the city limit that may contribute to higher pollution burden from pesticide use and drinking water contaminants associated with farming operations. In addition, there are several hazardous waste and solid waste sites located in the unincorporated areas of the county that increase pollution burden in these two census tracts, though not necessarily for residents of American Canyon.
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Figure 4-27 CalEnviroScreen 4.0 Percentile Scores (Napa County) Source: CalEnviroScreen 4.0, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-55 Figure 4-28 CalEnviroScreen 4.0 Percentile Scores (American Canyon) Source: CalEnviroScreen 4.0, 2022
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Figure 4-29 TCAC Opportunity Areas – Environment (Napa County) Source: California State Treasurer's Office, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-57 Figure 4-30 TCAC Opportunity Areas – Environment (American Canyon) Source: AFFH Viewer, 2022
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Disproportionate Housing Needs
Disproportionate housing needs refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area. To analyze the extent of disproportionate housing needs, this section reviews data on housing cost burden, overcrowding, homelessness, and substandard housing conditions.

Housing Cost Burden
“Housing cost burden” means that more than 30 percent of a household’s total gross income is spent on housing costs (rent, mortgage, utilities, and other housing-related costs). Households spending over 50 percent on housing costs are considered severely cost burdened. The higher the housing cost burden, the more likely residents are to live in overcrowded and substandard conditions and are less likely to afford to relocate. Low-income households and persons in protected classes disproportionately experience severe housing problems.

Housing problems are households that has one or more of the following problems: lacks a complete kitchen facility, lacks complete plumbing facility, a household that is overcrowded, or a household that is cost burdened.

REGIONAL TRENDS
Overpayment (housing cost burden) is prevalent throughout the county. Urban areas of Napa County, especially in the City of Napa, northeastern, and southeastern parts of the county had the greatest proportion of renters overpaying for housing, as shown in Figure 4-31. Areas near the City of Napa had 60 to 80 percent of renters overpaying for housing and areas in the northeast and southeast areas of the county had 40 to 60 percent of renters overpaying. Overpayment by homeowners was also prevalent throughout the county, with at least 20 percent of homeowners overpaying in most areas in the county, as shown in Figure 4-32. Within northern areas of the county, 40 to 60 percent of homeowners spent more than 30 percent of their household income on housing.

LOCAL TRENDS
CHAS Data for American Canyon shows that approximately 85 percent of extremely low-income households spend more than 50 percent of their income on housing, which is considered severely cost burdened. Approximately 90 percent extremely low-, very low-, and low-income households that rent in American Canyon reported experiencing at least one housing problem (the housing unit lacks complete kitchen facilities, the unit lacks complete plumbing facilities, the household is overcrowded, or the household is cost burdened).

Renter households are not necessarily more likely to be housing cost burdened 307
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TH Cycle Housing Element Background Report CERTIFIED | 4-59 than those that own. Table 4-7 shows housing cost burden of lower-income households in American Canyon. Among very low-income and low-income residents, renters were more likely to be cost burdened than those who own their home. However, among extremely low-income residents, owners were more likely to be cost burdened than renters. Additional information regarding cost burden is in Chapter 2, Housing Needs Assessment.

Housing cost burden among renters and owners varied across American Canyon.

As shown in Figure 4-33, most of the city had between 40 and 60 percent of renters experiencing housing cost burden, according to 2015-2019 ACS estimates. In the northwest portion of the city between 20 and 40 percent of renters were cost burdened. This area is primarily zoned industrial and has low residential density. Similarly, several areas of the city had between 40 and 60 percent of owners who were cost burdened, specifically the northwest and southeast portions of the city, as shown in Figure 4-34. The rest of the city had between 20 and 40 percent of owners who were cost burdened. 308
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Table 4-7 Housing Cost Burden of Lower-Income Households (2014-2018) Household by
Type,
Income, and
Housing
Problem Renters Percent Owners Percent
Total
Households Percent
Extremely LowIncome
(0-30 % AMI)
255 275 530
With Cost
Burden >30%
224 87.84% 255 92.73% 480 90.57%
With Cost
Burden >50%
220 86.27% 230 83.64% 450 84.91%
Very LowIncome
(0-30 % AMI)
175 325 500 %
With Cost
Burden >30%
130 74.29% 125 38.46% 265 53.00%
With Cost
Burden >50%
90 51.43% 70 21.54% 75 15.00%
Low-Income
(51-80 % AMI)
240 600 840 %
With Cost
Burden >30%
165 68.75% 270 45.00% 185 22.02%
With Cost
Burden >50%
35 14.58% 115 19.17% 100 11.90%
Moderate &
Above Income
(>80% AMI)
560 3,010 3,570
With Cost
Burden >30%
133 26.6% 205 18.6% 338 21.1%
With Cost
Burden >50% 8

1.6% 60 5.4% 68 4.2%
Total 1,230 4,210 5,440
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 309
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TH Cycle Housing Element Background Report CERTIFIED | 4-61 Figure 4-31 Overpayment by Renters (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-32 Overpayment by Homeowners (Napa County)
Source: AFFH Viewer, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-63 Figure 4-33 Overpayment by Renters (American Canyon)
Source: AFFH Viewer, 2022
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Figure 4-34 Overpayment by Homeowners (American Canyon) Source: AFFH Viewer, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-65 Overcrowding
Overcrowding is defined as housing units with more than one person per room (including dining and living rooms but excluding bathrooms and kitchen) while severe overcrowding refers to more than 1.5 persons per room. Large families generally have special housing needs due to lower per capita income, the need for affordable housing, or the need for larger units with three or more bedrooms, resulting in overcrowding. Some households may not be able to accommodate high-cost burdens for housing and accept smaller housing or reside with other individuals or families in the same home. Potential fair housing issues emerge if non-traditional households are discouraged or denied housing due to a perception of overcrowding. Household overcrowding is reflective of various living situations: housing unit is inadequately sized to meet a household’s needs; the necessity or desire to have extended family members reside in an existing household; or unrelated individuals or families share a single housing unit.

Not only is overcrowding a potential fair housing concern, but it can also potentially strain physical facilities and the delivery of public services, reduce the quality of the physical environment, contribute to a shortage of parking, and accelerate the deterioration of homes. As a result, some landlords or apartment managers may be more hesitant to rent to larger households, thus making access to adequate housing even more difficult. According to local fair housing service providers and property managers, addressing the issue of large households is complex as there are no set of guidelines for determining the maximum capacity for a unit. Fair housing issues may arise from policies aimed to limit overcrowding that have a disparate impact on specific racial or ethnic groups with higher proportion of overcrowding.

REGIONAL TRENDS
In Napa County, approximately six percent of occupied housing units are overcrowded. Overcrowding is more common in renter households than owner households in Napa County. According to 2015-2019 ACS estimates, three percent of owner-occupied housing units are overcrowded (more than 1.0 occupant per room) while about 12 percent of renter-occupied units are overcrowded. Less than one percent of owner households and 3.5 percent of renter households are severely overcrowded (more than 1.5 occupants per room). Figure 4-35 shows the percent of households in Napa County that are overcrowded. Urban areas, such as the cities of Napa and Calistoga have a higher proportion of overcrowded units compared to the rest of the county.

LOCAL TRENDS
Based on 2015-2019 ACS estimates, 7.1 percent of households in American Canyon are overcrowded. Overcrowding is more common in renter households and among non-white residents in American Canyon. Less than two percent of 314
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Figure 4-35 Overcrowded Households (Napa County)
Source: AFFH Viewer, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-67 Figure 4-36 Overcrowded Households (American Canyon)
Source: AFFH Viewer, 2022
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owner-occupied units are overcrowded and about 16.1 percent of renter occupied units are overcrowded. Figure 4-36 shows overcrowding in American Canyon is less than the statewide average, 8.2 percent.

Overcrowding remains low overall in the county, but there is a disproportionate impact of overcrowding in households primarily occupied by non-white racial/ethnic groups. According to ACS 2015-2019 estimates, 1.5 percent of nonHispanic white households were overcrowded (more than one occupant per room), compared to Hispanic/Latino (13.1 percent), Asian (6.4 percent) and Black/African American (6.5 percent) households. Figure 4-37 shows overcrowding was a more common housing issue for residents who identified as Asian American/Asian Pacific Islander (API), Hispanic/Latino, Black/African American and those of other race or multiple races than for people who identified as white (non-Hispanic) or American Indian/Alaska Native.

Overcrowding is also linked with household income. According to the 2013-2017 CHAS data for American Canyon, very low-income households reported the highest percentage of overcrowded conditions of all income groups (12.8 percent), followed by low-income households (51 to 80 percent AMI) at 6.7 percent.

Figure 4-37 Overcrowding by Race
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B25014 Housing Problems
HUD considers housing units to be “standard units” if they are in compliance with local building codes. Many federal and state programs use the age of housing as a factor to determine a community’s housing rehabilitation needs.

Housing age can be an important indicator of housing condition in a community.

Like any other tangible asset, housing is subject to gradual physical or technological deterioration over time. If not properly and regularly maintained, housing can deteriorate and discourage reinvestment, depress neighboring property values, and eventually impact the quality of life in a neighborhood.

Typically, housing over 30 years old is more likely to have rehabilitation needs 317
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TH Cycle Housing Element Background Report CERTIFIED | 4-69 that may include replacing plumbing, roof repairs, foundation work, and other repairs. Some older housing units may have health risks such as lead paint (pre1978 built homes) and asbestos. Housing issues such as mold may elevate health conditions such as asthma. Residents who rent are at greater risk of exposure to deteriorating housing conditions due to the desire to keep their rents from rising or fear of losing their housing.

REGIONAL TRENDS
Housing problems are defined as units having incomplete kitchen facilities, incomplete plumbing facilities, more than one person per room, and households with a cost burden greater than 30 percent, while severe housing problems include all of the above except cost burden is greater than 50 percent. Forty percent of total households in Napa County experienced at least one housing problem, and another 21.8 percent of total households experienced severe housing problems. Housing problems were also reported to be higher among lower-income households, as shown in Table 4-8.

Table 4-8 Housing Problems (Napa County)
Household by
Income
At Least One
Housing Problem
No Housing
Problems Total
Households PercentHouseholds Percent
Households
Percent
Extremely LowIncome
(0-30 % AMI)
3,840 81.9% 845 18.1% 4,690
Very Low-Income
(0-30 % AMI)
4,185 78.6% 1,140 21.4% 5,325
Low-Income
(51-80 % AMI)
4,420 61.6% 2,750 38.4% 7,170
Moderate Income
(80-100% AMI)
2,220 49.7% 2,260 50.1% 4,470
Above Moderate
Income
(>100%_
4,965 18.1% 22,415 81.9% 27,380
Total 19,630 29,405 49,030
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 A housing unit is considered substandard if it lacks complete plumbing or kitchen facilities. According to 2015-2019 ACS estimates, 0.3 percent of housing units lack complete plumbing facilities and 1.5 percent lacked complete kitchen facilities in Napa County. Approximately 73.0 percent of housing units in the county were built prior to 1990, meaning these units are potentially in need of repair and modernization improvements.
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LOCAL TRENDS
Approximately 36 percent of all households in American Canyon experienced at least one housing problem and about 22 percent experienced severe housing problems, slightly lower compared to county trends. Similar to county trends, housing problems in American Canyon were more common among lowerincome households, as shown in Table 4-9.

Table 4-9 Housing Problems (American Canyon)
Household by
Income
At Least One
Housing Problem
No Housing
Problems Total
Households PercentHouseholds Percent
Households
Percent
Extremely LowIncome
(0-30 % AMI)
475 89.6% 55 10.4% 530
Very Low-Income
(0-30 % AMI)
285 57.0% 210 42.0% 500
Low-Income
(51-80 % AMI)
470 56.0% 370 44.0% 840
Moderate Income
(80-100% AMI)
170 46.6% 195 53.4% 365
Above Moderate
Income
(>100%_
560 17.5% 2,640 82.4% 3,205
Total 1,965 3,475 5,440
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), 2014-2018 According to the 2015-2019 ACS, 0.4 percent of the housing units in American Canyon lacked complete plumbing facilities and 0.6 percent lacked complete kitchen facilities, a similarly low percentage compared to the County. Compared to county trends, the housing stock in American Canyon is not as old—about 41 percent of the city’s current housing stock is greater than 30 years old.

Persons Experiencing Homelessness
State law (Section 65583(a)(7)) requires municipalities to address the special needs of persons experiencing homelessness within their boundaries. “Homelessness,” as defined by HUD, describes the condition of an individual, who is not imprisoned or otherwise detained, who:
• Lacks a fixed, regular, and adequate nighttime residence; and • Has a primary nighttime residence that is:
o A supervised publicly or privately operated shelter designed to provide temporary living accommodations (including welfare 319
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o An institution that provides a temporary residence for individuals intended to be institutionalized; or
o A public or private place not designed for, or ordinarily used as, a regular sleeping accommodation for human beings.

Throughout Napa Country, homelessness has become an increasingly important issue. Factors that contribute to the rise in homelessness include a lack of housing affordable available for low- and moderate-income households, increases in the number of persons whose incomes fall below the poverty level, reductions in public subsidies, and lack of support for persons with extreme developmental, physical, and mental disabilities.

REGIONAL TRENDS
According to the Napa County Continuum of Care’s January 2020 homeless point-in-time count, 464 persons were experiencing homelessness in the county, representing a 44 percent increase from 2019. The majority of people experiencing homelessness (72 percent) cited inability to afford rent as the primary barrier to finding permanent housing.

The 2020 point-in-time count found that 63 percent of the persons experiencing homelessness had been experiencing homelessness for over one year, and that nearly one in five people included in the count became homeless after an eviction, foreclosure, or rent increase. The survey found that 41 percent of the homeless population had at least one disabling condition. A majority of survey respondentsidentified as white (75 percent). Ten percent identified as American Indian or Alaska Native, and four percent identify as Black or African-American. 20 LOCAL TRENDS
The 2020 Napa County homeless point-in-time count does not break down the number of individuals experiencing homelessness within each jurisdiction.

Therefore, the City’s share of the County’s homeless population is unknown.

According to discussions with community stakeholder, there are residents in American Canyon who experience homelessness and have trouble finding housing.

Displacement
Displacement, as defined by HCD, is used to describe any involuntary household move caused by landlord action or market changes. Shifts in neighborhood composition are often framed and perpetuated by established patterns of racial inequity and segregation. Movement of people, public policies, and investments, such as capital improvements and planned transit stops, and flows 20 Napa County Continuum of Care, Napa Homeless Point-in-Time Count & Survey. 2020. 320
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of private capital can lead to displacement. Displacement is fueled by a combination of rising housing costs, rising income inequality, stagnant wages, and insufficient market-rate housing production. Decades of disinvestment in low-income communities, coupled with investor speculation, can result in a rent gap or a disparity between current rental income of the land, and potentially achievable rental income if the property is converted to its most profitable use.

These processes can disproportionally impact people of color, as well as lower income households, persons with disabilities, large households, and persons atrisk or experiencing homelessness.21

REGIONAL TRENDS
The Urban Displacement Project (UDP) is an initiative out of the University of California, Berkeley that conducts data-driven research to better understand gentrification and displacement to generate more equitable and inclusive cities.

UDP provides data to identify “sensitive communities,” communities that are vulnerable to displacement caused by housing costs or with market-based displacement pressures within or near the community. As shown in Figure 4-28, residents in portions of the cities of Napa and Calistoga live in what are called “sensitive communities,” meaning they are vulnerable to displacement.22

LOCAL TRENDS
According to 2015-2019 ACS and UDP estimates, no households were at risk of displacement in American Canyon. No sensitive communities were identified in the city, as shown in Figure 4-29.
21 HCD. 2021. https://www.hcd.ca.gov/community-development/affh/docs/affh_document_final_4-27- 2021.pdf
22 Urban Displacement Project, 2021. https://www.urbandisplacement.org/maps/sf-bay-area-gentrificationand-displacement/ 321
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TH Cycle Housing Element Background Report CERTIFIED | 4-73 Figure 4-38 Sensitive Communities (Napa County)
Source: AFFH Viewer, 2022
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Figure 4-39 Sensitive Communities (American Canyon)
Source: AFFH Viewer, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-75 Contributing Factors
Contributing factors are issues that contribute to, perpetuate, or increase the severity of one or more fair housing issues. These factors have been identified through outreach and local knowledge, assessment of fair housing data collection and analysis, and the site inventory. Based on available data, including data summarized in this Assessment of Fair Housing as well as the abovesummarized community input, the following are the most significant contributing factors to fair housing issues in American Canyon.

Segregation and Integration Patterns and Trends
As noted above, American Canyon is the most racially and ethnically diverse community in Napa County, and the fifth-most diverse city or county in the Bay Area. The data shows that there are only slight differences between census tracts in concentrations of racial/ethnic groups or special needs populations.

However, community outreach conducted for this Housing Element update provided context for the data, and helped reveal the following contributing factors to segregation and integration patterns in American Canyon:
• The location, type, and availability of housing that is affordable: A shortage of affordable housing appropriate for family size, income, and special needs affects the ability of lower-income people and people experiencing homelessness to find adequate housing.
• Lack of services and information in multiple languages: While the City makes materials and information available in English and Spanish, there are multiple languages spoken in the city and the Regional Fair Housing Analysis drafted by the Napa Sonoma Collaborative identified language access as a contributing factor. See Other Relevant Factors, below.

Racially and Ethnically Concentrated Areas of Poverty
(R/ECAPs)
There are no R/ECAPs in American Canyon.

Disparitiesin Access to Opportunities
The following contributing factors to disparities in access to opportunities in American Canyon include:
• Limited availability and type of public transportation: As discussed in Transit and Walkability, above, transit access is limited in Napa County and American Canyon, which is an impediment to fair housing choice and accessing opportunity for households without a car or those unable to drive to due disability.
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• Low walkability: American Canyon has a low average walkability score per Walk Score. The EPA’s walkability index is more granular and shows that downtown has the highest walkability scores in the city. However, community members reported low walkability, disconnected pedestrian routes, and a desire for more mixed-use neighborhoods.
• Location of employers: Most residents commute by car out of American Canyon for work. Long commutes cost households money and time, and limited jobs within walking, biking, or transit access limit opportunities for households without a car or those unable to drive due to disability. • Location and type of housing that is affordable: As discussed previously, a shortage of affordable housing that is appropriate for family size, income, and special needs affects the ability of lower-income people and people experiencing homelessness to find adequate housing. • Limited access to opportunity: As discussed in Disparities in Access to Opportunities, most of the city is considered lower resource. Education and economic outcomes are less positive throughout the city and environmental outcomes are less positive in the northern half of the city. Limited access to opportunity can mean people, especially lowerincome households and people with disabilities, have limited economic mobility and lower quality of life.

Disproportionate Housing Needs
Disproportionate housing needs refers to the condition in which there are significant disparities in the proportion of members of a protected class (race, religion, marital status, disability, etc.) experiencing a category of housing need, or the total population experiencing that category of housing need in the applicable geographic area. These issues are discussed in more detail above.

Contributing factors to disproportionate housing needs are:
• The availability of affordable units in a range of sizes: Overpayment is prevalent throughout the city, for renters and owners, which means that many households spend more than 30 percent of their income on housing, leaving little money left over for other critical essentials, including food and medicine. Overcrowding is more prevalent for renters than owner, suggesting a need for larger, affordable rental units. • Lack of accessible housing for disabled persons and seniors: About 11 percent of American Canyon’s population is living with one or more disabilities, and stakeholders reported a lack of housing options (both housing units and neighborhood characteristics) that provide access for the city’s disabled population.
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TH Cycle Housing Element Background Report CERTIFIED | 4-77 Local Area Knowledge
Although American Canyon has a low fair housing proportion than most communities, the AFFH analysis identified the southern portion of American Canyon generally experiences more fair housing issues than other areas of the city. Fair housing issues in this area include, lower median income, overpayment, and lower economic and education outcomes. The predominant population in this area of the city is Hispanic/Latino in the southwest area and Asian/Pacific Islander in the southeast area.

Stakeholder and Community Input
The City held two housing workshops to receive feedback from the community on housing issues and the Housing Element Update (on April 13, 2022, and April 27, 2022). During these workshops, participants frequently brought up concerns regarding increased traffic associated with new development, ensuring new development had adequate parking for residents, lack of pedestrian infrastructure and connectivity. Participants did not necessarily observe specific neighborhoods that appeared to lack infrastructure, but generally that areas along Highway 29 have gaps in sidewalks and noted that empty lots created an incomplete pattern of development and improvements.

The City also held stakeholder interviews (on March 21, 2022) with local fair housing providers, service groups, and representatives of special needs populations. Key feedback gained during stakeholder interviews included:
• There is a lack of affordable housing generally, especially for low-income seniors. There’s a need for more supportive housing, and housing options for persons with disabilities. There is potential for a homesharing program that can link older adults with unused space in their home with a renter.
• There is a need for walkable and mixed-use neighborhoods. People need to be able to access services, commercial centers, schools, parks, and churches in their neighborhood. Pedestrian infrastructure needs to be improved to better facilitate walking. Ensuring housing is located near services and amenities will help affordable projects compete for funding.
• There’s a need to preserve naturally affordable housing options that are not deed-restricted.
• There’s a lack of transportation options. American Canyon is not very walkable and not well connected to other jurisdictions via transit; therefore, cars are essential for getting around the City and connecting to neighboring communities. Stakeholder interviews with affordable and market-rate developers further revealed that although cars are necessary for most residents, parking requirements are a challenge for 326
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developing affordable housing at sufficient densities. Alternate ways of meeting parking requirements can help alleviate those requirements. • Mobile home park residents are disproportionately impacted by fair housing issues. Residents tend to be older adults, often disabled, and there may be cultural or language barriers.
• Stakeholders identified a lack of funding as a significant barrier to building affordable housing in the city. Projects in the City compete with other jurisdictions with greater funding and resources for limited state and federal funds.
• Community members interviewed during public workshops were not aware of many of the fair housing services provided by the City and its partners, and were not confident that they understood their rights under fair housing law.

Other Relevant Factors
Other relevant factors are those not previously discussed, but which were identified though community outreach conducted for this Housing Element update and by the Napa Sonoma Collaborative in the Regional Assessment of Fair Housing.

Language Spoken at Home
A significant proportion of American Canyon’s population speak a language other than English at home. Of the population age five and over, 46.1 percent speak a language other than English (8,815 residents). Of those individuals, 42.6 percent (3,752 residents) speak English less than “very well.” Table 4-10 shows a breakdown of language spoken at home by residents over the age of 5 and what percent of residents speak English less than “very well” by language spoken at home.

Table 4-10 Language Spoken at Home
Speak Language
Other Than English
Speak English Less
than Very Well
Language Number Percent Number Percent
Only English 10,296 53.9%
Language Other than English (Total) 8,815 46.1% 3,752 42.6% Spanish 3,949 20.7% 1,694 42.9%
Other Indo-European 793 4.1% 276 34.8%
Asian and Pacific Islander 4,039 21.1% 1,773 43.9%
Other 34 0.2% 9 26.5%
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table S1601 327
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TH Cycle Housing Element Background Report CERTIFIED | 4-79 In addition to limited English proficiency, many residents were born outside of the United States. Table 4-11 shows a breakdown of the top ten countries of birth for residents who were born outside the United States.

Table 4-11 Place of Birth (Foreign Born)
Place of Birth Number
Total 7,105
Top 10 Countries
Philippines 3,475
Mexico 1,634
India 291
Guatemala 211
China (excluding Hong Kong and Taiwan) 189
El Salvador 186
Vietnam 131
Panama 120
Pakistan 120
Korea 58
Source: U.S. Census Bureau, American Community Survey 5-Year Data (2015-2019), Table B05006 Access to Financial Services
According to the Regional Fair Housing Analysis drafted by the Napa Sonoma Collaborative, in American Canyon, there are only two full-service brick-andmortar branches of banks regulated by the Federal Deposit Insurance Corporation. Reduced access to full service, brick-and-mortar bank branches increases the likelihood of discrimination in lending and credit services and the likelihood of concentrated economic immobility. Financial institutions may be more likely to engage in predatory practices if physical access has diminished, which can further racial and socioeconomic inequities.
23 Farmworker Housing
An estimated between 6,000 and 9,000 farmworkers are employed Napa County. Sufficient affordable housing options are lacking for farmworkers who are often lower income and have special housing needs, such as seasonal housing. The Napa Sonoma Collaborative's Regional Assessment of Fair Housing Analysis states that due to limited residential zoning and the lack of multi-family housing outside of urban areas, workers in the County must live in proximity to city centers. The number of farmworkers employed in American Canyon is unknown; however, the city’s location in Napa County and its relative proximity to vineyards and wineries would imply a number of farmworkers are employed near to the city, and that they look for housing opportunities in the city. 23 Napa Sonoma Collaborative Regional Contributing Factors, Page 1 328
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Sites Inventory Analysis
American Canyon is able to accommodate its share of the Regional Housing Needs Assessment (RHNA) with a 20 percent buffer through planned and approved housing units that have not yet been built, known as “pipeline projects.” These pipeline projects would be constructed within the 6th cycle planning period and include a range of housing types to fulfill all income categories from extremely low- to above moderate-income housing units.

Table C13 and Figure 4-41 show an overview of the pipeline projects organized by site and by census tract. Sites are categorized into neighborhoods. Both tables summarize the number of proposed housing units in low, moderate, and high resource areas as well as the occurrence of fair housing indicators, including minority population, income, overpayment, etc.

Opportunity Areas
For purposes of evaluating fair housing, resource levels designated by HCD and TCAC opportunity maps identify areas with characteristics that support positive economic (low poverty, high employment, high median household income), educational (reading and math proficiency, high school graduation rates, low student poverty rates), and environmental outcomes (low exposure to pollution).

Most of the census tracts in American Canyon are ranked low-resource, except for the census tract located in the northeast part of the city that is ranked moderate-resource. This categorization indicates that most residents have low access to positive economic, educational, and environmental outcomes.

Figure 4-41 shows the location of the pipeline projects overlaid with the TCAC Opportunity Map for composite score for each census tract (composite score accounts for economic, educational, and environmental outcomes). As shown in Figure 4-41, the majority of the pipeline projects are located in moderateresource areas.

According to TCAC Opportunity Maps, the census tract with the highest economic score in American Canyon is in the northeastern portion of the city; however, the entire city has less positive economic outcomes. As shown in Figure 4-42, most of the pipeline projects are in the northeast area of the city which has a higher economic outcome than the rest of the city.

Similarly, the whole city has less positive education outcomes with the census tract with the lowest education score located in the southeast portion of the city. Figure 4-43 shows the location of the pipeline projects in relation to education outcomes. All pipeline projects are in the northern area of the city which has higher education scores than the southeast area of the city. 329
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TH Cycle Housing Element Background Report CERTIFIED | 4-81 The city’s environmental score is less positive in the northern half of the city and more positive in the southern half of the city. Figure 4-44 shows the location of the pipeline projects overlaid with TCAC Environmental Outcome Map. Most of the pipeline projects are in the northern part of the city which has lower environmental outcomes than the southern part of the city.

Improved Conditions
Demographic and socio-economic spatial patterns show that census tracts with low- and moderate-income households, predominantly Asian-American and Hispanic/Latino populations, and higher rates of housing problems are located throughout the southern, central, and eastern neighborhoods of the city. Most of the pipeline projects (representing about 43 percent of the total housing units included in the pipeline projects) are in moderate-resource areas of the city even though the majority of the city is considered low resource. Sites that accommodate housing unit densities appropriate for lower-income units are concentrated in the central and northern areas of American Canyon.

Exacerbated Conditions
As mentioned previously, most neighborhoods in American Canyon have a majority that are non-white. The neighborhoods that have the lowest median incomes are located in the southern area of American Canyon. These neighborhoods are predominantly Hispanic/Latino and Asian American/Pacific Islander. Pipeline projects with lower- and moderate-income housing units are located throughout the northern and central areas of the city. There were no areas in the city identified as at risk for displacement. Thus, the Sites Inventory does not exacerbate vulnerable conditions.

Racially/Ethnically Concentrated Areas of Poverty and
Affluence
American Canyon has no racially/ethnically concentrated areas of poverty (per HUD’s definition). There are several tracts in the southern part of the city with LMI populations that are predominantly Asian-American and Hispanic/Latino.

Neighborhoods west of Highway 29 and in the northwest part of American Canyon have some of the highest median income levels in the city and are predominantly white. The affordable pipeline projects are located in the north and central parts of the city closest to transit, services, and employment.

Access to Opportunity
The City has five census tracts, of which four are categorized as low resource.

One census tract located in the northeast part of the city is considered moderate-resource. The majority of pipeline projects (representing about 43 330
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percent of the total housing units in the pipeline projects) are located in the census tract categorized as moderate-resource, with the remaining pipeline projects (about 57 percent of the total housing units) located in census tracts categorized as low resource. Pipeline projects include housing in all income ranges.

Disproportionate Housing Needs
As shown in Table 4-12, approximately 57 percent of the housing units in the sites inventory are in low-resource areas and 43 percent are in moderateresource areas. There are no high-resource areas in American Canyon.

Table 4-12 Pipeline Projects by Opportunity Areas
Opportunity
Category
Proposed Sites Inventory Housing Unit Allocation
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income Total
Low Resource 26 39 0 816 881
Moderate Resource 168 82 408 0 658
High Resource 0 0 0 0 0
Total 194 121 408 816 1,539
Subsidized Housing
The Housing Authority of the City of Napa administers the Housing Choice Voucher (HCV) program in American Canyon. The HCD program provides direct assistance to rent-burdened households. There are 129 households receiving HCVs in all census tracts in American Canyon. The two northernmost census tracts include areas in the unincorporated county.

Figure 4-40 shows HCV as a percent of renter-occupied units by census tract. In census tract located in the northwest area of the city, approximately 40 percent of renter-occupied units receive HCVs. This census tract includes areas in the unincorporated parts of the county.
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TH Cycle Housing Element Background Report CERTIFIED | 4-83 Table 4-13 Site Inventory Overview (Site Basis)
Site ID
Census
Tract
Capacity AFFH Indicators
Lower Moderate
Above
Moderate
%
Minority Income TCAC Overpayment Overcrowded Displacement24 Lemos
Point
201003 184 2 0 90.73% $145,543 Moderate 34.77% 6.47% N/A Watson
Ranch: Lot
14, 15
201003 0 0 98 90.73% $145,543 Moderate 34.77% 6.47% N/A Watson
Ranch: Lot
7, 9
201003 0 0 165 90.73% $145,543 Moderate 34.77% 6.47% N/A Watson
Ranch: Lot
10 201003 0 0 219 90.73% $145,543 Moderate 34.77% 6.47% N/A Canyon
Estates
201003 0 0 35 24.16 $93,750 Moderate 34.77% 6.47% N/A
Sun
Square
201003 20 0 0 90.73% $145,543 Moderate 34.77% 6.47% N/A Napa
Junction
201003 46 406 0 90.73% $145,543 Moderate 34.77% 6.47% N/A TOTAL 250 408 517 N/A
Oat Hill 201005 0 0 291 77.42% $123,393 Low 35.00% 5.30% N/A Rio Del
Mar
201006 0 0 3 60.22% $90,833 Low 35.94% 3.95% N/A
West
Carolyn
201006 0 0 4 60.46% $96,364 Low 35.00% 5.30% N/A
Napa Cove 201006 65 0 1 60.22% $90,833 Low 35.94% 3.95% N/A Total 65 0 8
Total 315 408 816
24 No areas in American Canyon were determined by the Urban Displacement Project to be “vulnerable” per the Sensitive Communities dataset. Source: HCD AFFH Data and Mapping Resources, Sensitive Communities (UCB, Urban Displacement Project), 2022. https://affh-data-resources-cahcd.hub.arcgis.com/ 332
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Figure 4-40 Housing Choice Vouchers (American Canyon)
Source: AFFH Viewer, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-85 Figure 4-41 TCAC Opportunity Areas (Composite Score)
Source: California State Treasurer's Office, 2022
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Figure 4-42 Location of Pipeline Projects in Relation to TCAC Economic Opportunity Areas Source: California State Treasurer's Office, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-87 Figure 4-43 Location of Pipeline Projects in Relation to TCAC Education Opportunity Areas Source: California State Treasurer's Office, 2022
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Figure 4-44 Location of Pipeline Projects in Relation to TCAC Environmental Opportunity Areas Source: California State Treasurer's Office, 2022
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TH Cycle Housing Element Background Report CERTIFIED | 4-89 Fair Housing Priorities and Policies
Based upon the analysis conducted in this AFFH document, Table 4-14 highlights the prominent fair housing issues and contributing factors that hinder access to safe, affordable, and vibrant housing for American Canyon residents.

American Canyon City CouncilNovember 18, 2025

American Canyon City Council
November 18, 2025